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.05 MCA-2008-03 City of CupertinoCITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: MCA-2008-03 Agenda Date: August 26, 2008 Applicant: City of Cupertino Property Owner: Various Property Location: Citywide Item Summary: Discussion of the R-1 Ordinance first floor to second floor ratio requirements RECOMMENDATION 1. Review the draft ordinance framework and provide comments or direction to Staff; or 2. Recommend that the City Council adopt the R-1 Ordinance amendment regarding the first floor to second floor ratio requirements. BACKGROUND On May 6, 2008, the City Council amended the Planning Commission work program to include a limited review of the R-1 Ordinance regarding the allowed ratio of the second floor building area compared to the first floor building area. The intent is to allow greater design flexibility to property owners. The Council directed the Planning Commission to present recommendations on ordinance options to the City Council by October 2008. Staff believes through a focused design review process, homes may be allowed to exceed the 45% second floor to first floor building area ratio thereby permitting greater architectural diversity. On July 8, 2008, the Planning Commission reviewed the proposed R1 Ordinance amendment. The Commission directed staff to provide a focused ordinance framework with specific list of principles and guidelines that will address Cupertino's residential development needs. DISCUSSION Planning Commission Concern • The lack of the prescriptive nature of the new design review process Staff Response: The intent of the nezz~ design reviezu process for homes exceeding 45 second floor to first floor building area ratio is to provide greater design flexibility. Therefore any new design standards must provide adequate flexibility to facilitate a variety of potential design concepts. The proposed ordinance language has been revised to provide additional specificity (see attached Exhibit A). The proposed design review process is voluntary, only applicable to those wishing to increase 5-1 MCA-2008-03 - R1 Ordinance August 26, 2008 Page 2 their second floor area above 45%. Homes that are designed to meet the existing Rl Ordinance would only be subject to the current Rl Ordinance standards. • The new guidelines may encourage "box" style homes with uninteresting 2-story wall planes. Staff Response: Applicants will be required to have an identifiable architectural style. Specific visual relief measures or elements will be required to ensure that 2-story wall planes are broken up and treated. In addition, high quality and variation in details and materials will be required. • Currently, the R1 Exception process allows applicants to propose greater second floor areas, why create a new process. Staff Response: The current exception process does not provide any specific standards and/ or visual relief techniques to treat 2-story wall planes, or unarticulated walls to ensure architectural integrity. Also, the exception process is costly and intimidating for average property owners. Design Principles Staff believes that to facilitate greater architectural diversity does not require increasing or decreasing the total allowed building area on an Rl -lot or changing the required second story setbacks. The goal is through appropriate design review and the application of enhanced design principles, homes may be allowed to exceed the 45% second floor area limit provided that that they are designed appropriately for the lot, the neighborhood, and the overall design of the structure. Staff recommends that the Director of Community Development may grant approval to a second floor to ground floor ratio greater than 45% provided that all of the followings design principles are met: 1. An identifiable architectural style shall be provided; 2. Design features, proportions and details shall be consistent with the architectural style selected; 3. Materials shall be of high quality; 4. Design with architectural integrity on all sides of the structure; 5. Visual relief shall be provided for two-story walls; 6. Ensure appropriate building mass and scale; 7. The design shall reflect symmetry, proportion and balance. The Director's decision may be appealed to the Design Review Committee or elevated to the Design Review Committee if needed. 5-2 MCA-2008-03 - R1 Ordinance August 26, 2008 Page 3 Visual Relie Techniques By allowing second floors to potentially be larger than 45% of the ground floor to facilitate other design options, staff recommends that the following visual relief options for two story walls be added to the Ordinance: • Extended or wrap around porches • Pop outs and bay windows • Material and color changes • Wide overhangs with projecting brackets • Juliet balconies • Window boxes and pot shelves • Landscaped trellises and lattices • Or other similar architectural features deemed to be appropriate by the Direct of Community Development Other Related Minor Ordinance Changes Homes exceeding the 45 % second floor to first floor building area ratio would also be exempted from the second floor 10 feet setback surcharge requirement. In addition, the 50% second floor wall exposure requirement would be revised to include the proposed visual relief measures discussed in the previous section of the staff report. CONCLUSION If the Planning Commission finds merit in the proposed ordinance framework then Staff will work with the City Architectural Consultant to enhance the document with additional graphics and illustrations. The Planning Commission will have the opportunity to review the final draft before making its formal recommendation to the City Council. Prepared by: Leslie Gross, Assistant Planner ~ .~ / S ~ P• Approved by: Steve Piasecki, Director of Community Developme~ Attachments Exhibit A - Draft R1 Ordinance Framework Regarding Homes Exceeding 45% Second Floor to First Floor Ratio Exhibit B - July 8, 2008 Planning Commission R1 Ordinance Staff Report and Exhibits 5-3 Exhibit A City of Cupertino Draft R1 Ordinance Framework Regarding Homes Exceeding 45% Second Floor to First Floor Ratio INTRODUCTION The design principles listed in this document were created to assist property owners, developers, and city staff in working together to retain and enhance the special qualities of Cupertino's neighborhoods. They are intended to allow greater flexibility of architectural styles, and assist in developing good design practices and solutions. The principles apply to all new or remodeled two-story residences with second floor building areas greater than 45% compared with the first floor area. Traditional Architecture in Cupertino: The City of Cupertino has a variety of neighborhood architectural styles developed over many decades. Similar style homes, such as Ranch homes clustered throughout Cupertino, Eichler homes in the Fairgrove neighborhood, and the Monta Vista bungalows, were often built in relatively large groupings. Despite the diversity between these styles, they are small in scale and relatively informal. Problem Statement: One recent trend in new or remodeled homes is the demand for significantly larger than older existing homes. Because of the current 45% second story floor area ratio requirement in the Single-Family Residential Ordinance, a "wedding cake" style of architecture is slowly becoming the predominate style for new or remodeled two-story homes. However, through appropriate focused design review, homes may be allowed to exceed the 45% second floor to first floor building area ratio thereby permitting greater design flexibility. Design Review Process: To provide greater flexibility of design, an applicant may increase their second floor area and second floor wall exposure by applying additional design principles and by participating in additional architectural review. The Director of Community Development may grant approval of these projects if the following design principles are met: Design Principles: 1. An identifiable architectural style shall be provided; 2. Design features, proportions and details shall be consistent with the architectural style selected; 3. Materials shall be of high quality; 4. Design with architectural integrity on all sides of the structure; 5. Visual relief shall be provided for two-story walls. 6. Ensure appropriate building mass and scale; 7. The design shall reflect symmetry, proportion and balance. Visual Relief Techniques: Apply visual relief options for two story walls. Recommended techniques include: • Extended or wrap around porches •:• Pop outs and bay windows • Material and color changes •:• Wide overhangs with projecting brackets •:• Juliet balconies • Window boxes and pot shelves •:• Landscaped trellises and lattices • Or other similar architectural features Community Development deemed to be appropriate by the Direct of 5-4 Exhibit B CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: MCA-2008-03 Agenda Date: July 8, 2008 Applicant: City of Cupertino Property Owner: Various Property Location: Citywide Item Summary: Discussion of the R-1 Ordinance first floor to second floor ratio requirements RECOMMENDATION Recommend that the City Council adopt the R-1 Ordinance amendment regarding the first floor to second floor ratio requirements BACKGROUND On May 6, 2008, the City Council amended the Planning Commission work program to include a limited review of the R-1 Ordinance regarding the allowed ratio of the second floor building area compared to the first floor building area. first floor to second floor ratio requirement. The Council directed the Planning Commission to present recommendations on ordinance options to the City Council by October 2008. The Council direction limited the amendment to only consider if the current second floor to first floor ratio should be adjusted. The Council directed that this review would not coitisider changing the setback requirements or the allowable overall building floor area ratio. The concern is that the 45% second story to first floor ratio requirement inadvertently encourages homeowners to increase the size of the first floor to ensure the second floor proportion is large enough to accommodate the desired number of bedrooms. Also, the current second floor to ground floor ratio results in a repetitive style of "wedding cake" architecture making it difficult to desib 1 other traditional styles of architecture such as "Victorian" or "Queen Anne." The following sections of the staff report will discussion ordinance options to adjust the allowed second to ground floor ratio to allow greater architectural diversity. A citywide postcard notice of the pubic hearing was mailed out to Cupertino residents invitizzg them to participate in the discussion (see attached). DISCUSSION Ir.~"ZStt11o Ordinance The existing Rl Ordinance was updated in January 2005. One of the major changes was to increase the 2nd floor to ground floor ratio from 35% to 45%. The intent was to allow enough space on the 2nd story to accommodate three bedrooms while controlling the overall mass and scale. Since the 2005 ordinance amendment, very fejv public 5-5 ~~CA-?008-03 - Rl ordinance July 8.2008 Paae 2 concerns have been expressed about the allowable second floor building space. ~Zather, there has been an increase of concerns retarding the limitation of architectural flexibility due to the second floor to ground floor ratio. V~~eddi~2g Cake Style of Architecture The current ~5% second story floor area ratio has resulted u1 a "wedding cake" style of architecture that is slowing becomizlg the predominate style of new f~vo-story homes or additions in many neighborhoods. Although exterior design elements, such as corbels, ~~~ainscoting, and window treatments, are provided to suggest an architectural style, the overall "wedding cake" style is the same from house to house. The images below are examples of the existing R1 Qrdinance "wedding cake" style architecture: t ~ ro e ~ ~ ~ ~~ ~ ~ ~ "~ ~ ~AS ~~ to 3 ~ x" ~~ '~ ) ~1 ~, f Mt' F~ S4`~yJ ~ F. «~ r u ~ ~ i E ~'y f ~ ~ ~ Ir Yc d'~, 6 t~ a i w ~r m ~ r Y ~p t. many residents attempt to personalize their home with design elements representing traditional architecture, 1lawever the filial result is greatly limited by the existing second floor area restriction. This is especially thle case on smaller lots under b,000 square feet where the width of the lot is already restricts desigl~ options. 5-6 MCA-2008-0~ - Rl ordinance July 8, 2008 Paae 3 Traditio~ial Architecture Traditional architecture, such as Victorian, queen r'~I1ne, farmhouse, Colonial Revival, Italian Renaissance, typically have the majority of the second story walls aligned with the ground floor walls. Second story walls may even cantilever over portions of the ground floor wall to emphasize a certain architectural element or material change. ~Nhat is important to the traditional architectural is the attention and emphasis given to quality architectural treatments and exterior embellislunents to help visually minimize what would other<~~ise be unarticulated walls or boxy f arms. The following are some styles of architecture that maybe difficult to design under the current R10rdinance: V~lie~z Desigl~ Regulatiofis Are Not Applied to Two-Story Ho~~zes Two-story "box" forms can be articulated in a way that minimizes the mass. however, unregulated two-story homes are often sterile in design and visually imposing. Without design review, attempts to milumize the mass and scale (as seen in the following image) may not always be appropriate, and may not always achieve the intended goal. 5-7 ?V1CA-20Q8-03 - R1 ordinance July 8, 2008 Page 4 Example Desigli Guidelijzes Frol~~ Ot)ier Co~rl~~zu~~ities The neighboring communities of Los Gatos and Los Altos have accommodated greater architectural variety, while meeting the community's privacy and compatibility needs by requiring a higher level of architectural integrity in their projects. Excessive mass of a residence i5 not determined by the second story to first story FAR, but by the perception that the size and mass of the house is too large for the size of the property. Tl1e goal is to have the home designed to fit the lot, aid then apply elements that assist in reducing the perception of bulk. The City of Los Altos includes the following list of ways to reduce the perception of bulk in their residential design guidelines. They are summarized below: • Use of more than ane material on an ,elevation is appropriate to break up the vertical mass of the house. Sometimes an accent material such as a low horizontal band of brick or stone with stucco or wood sidi~lg. • Soften the elevation with the use of architectural elements (porches, bays, overhangs, trellises}, al~d detail (molding, trim, brackets, etc.) • Use color changes to help visually break up the elevation. For example, painting the triangular area i11 a gable end one color and using a shade (or color} lighter or darker below. • ~'rovide some variation in large expanses or wall and roof planes. For example, cantilever the second floor over the first floor. • Use horizontal elements to soften vertical ones in an elevation. A change of direction in siding or adding moldings u1 stucco can achieve this. • In so~:e cases, a simplification ®f shapes and materials will reduce bulk. For example, too many different materials and changes in types of windows add complexity of the facade. • l~ininl~ze use of tall or two-story-high design elements. T'lus would include t~~To-story entry ways, turrets, ect. • Use visually heavy materials sparingly, particularly on two story designs. Use stone or brick as an accent material or ~ti%aillscot on an elevation. 5-8 Example of aNon-Regulated Two-Story Residence. 1~1CA-2008-03 - Rl ordinance July 8, 2008 Page 5 • Choose landscape materials to help soften the appearance of bulk. This should not be a substitute for good design however. • ~Ceep second fl®or exterior wall heights as low as possible. • Use roof forms that reduce balk (low to medium pitch, minimum number of lops and valleys. • Avaid massive, tall chimneys. Locate them either on an internal wall or centered on a gable end when possible. The following is some architectural techniques used by Town of Los Gatos to provide visual relief for two story walls: • horizontal belly bands • Pop outs aind bay windows • Material and color changes • Chimneys • wide overhangs with projecting brackets • Juliet balconies • window boxes and pot shelves • Landscaped trellises and lattices All or some of the above methods may be applied to a new or remodeled residence (see images below}. .~ ~~ N ~ .v. T . .' ~ }~. ... ,~.,,.a.... ~, 1x ! ~~~ ~.~ rr i ^~"~qk ":~, 4.«~{ , • ~„ ~._ -$ ', ~.~ ~: 4 ~" s5.``'S"r' ~ .: } „- .% ~.~.. ~.wT, .. ,. ~: .. ~ 9~,J4 . 5-9 ~~CA-?008-03 - Rl ordinance July 8, ?008 Page 6 ~~ ,~ ~~. i ~t .: r~ .rte ~, ~x . :;: ~` ss i~ ~-r, ~ ~ ~d r .,_ .. .~.s~: ...,..... 4 Recommended Ordiliaazce Solutio~i Staff believes that achieving architectural diversity does not require increasing or decreasung, the total allowed building area on an R1 lot or changing the required second story setbacks. Tlne goal is through appropriate design revie~ti~ and the application of enhanced design principles, homes may ~be allo~hTed to exceed the 45% second floor area limit provided that that they are designed appropriately for the lot, the neighborhood, and the overall design of the structure. Staff recommends that if an applicant wishes to increase the second story FAQ above 45°0, then a discretionary staff level design revie~ti~ be incorporated into the process with notification to the adjacent neighbors. Additional architectural principles would be upheld, ~~~hile maintaining the existing goals of symmetry, proportion and balance. Tlie Director of Community Development may grant approval to a second floor to ground floor ratio greater than 45% provided tlnat tine followings design principles and techniques are met: • insure avUrovriate architectural interest and compatibility «~itln nei~hl~orhood design theme and character. ~ Add visual interest to the elevation with tine use of architectural elements (i.e., porclnes, bays, overhangs, trellises, moldings, trim, wood sidings, brackets or metal work). 5-10 MCA-2008-03 - R1 ordinance July 8, 2008 Paae 7 • Ensure appropriate building mass and scale. ~ Avoid monumental scaled forms (e.g. towers, turrets and tall entry features) that contrast with the neighborhood architectural forms. ~ Avoid eave lines and roof ridges that are substantially taller than the adjacent houses. ~ Use more than one material an an elevation to break up the vertical mass of the house. ~ Keep second floor exterior ~va11 heights as low as possible. ~ Use more than one material on an elevation to break up the vertical mass (i.e, wainscot, wood siding, belly bands). ~ Use visually heavy materials sparingly (balustrades or stone on second floor). ~ At least 25% of all two story wall planes should be treated with architectural features to provide visual relief and architectural interest (include but not be limited to stone, brick, alternative sidiszg materials, balconies, porch elements, long roof eaves, window boxes, pot shelves, cantilever features, trellises, corbels, trims, metal work, other features deemed appropriate). ~ Use landscape materials to help soften the appearance of bulk. ~ Use color changes to help visually break up the elevation. • Design ~~ith architectural integrity on all sides of_the structure (maintain symmetry, proportion and balance). ~ Avoid overly complex architectural elements and/or roof features. ~ Lu1e up architectural features and elements both vertically and horizontally (i.e., roofs or windows). The Director's decision maybe appealed to the Desib 1 Review Committee. Prepared by: Leslie Gross, Assistant Plaruler C A roved b Steve Piasecki, Director of Communi Develo met ~~ PP y~ tY P ~~~~~~ Attachments Exhibit A - Citywide postcard titled, "Limited Review of the Sin ale Fanuly Residential (R 1) Ordinance". Exhibit B - Draft Model Ordinance Exhibit C - Highlights for the Los Altos Desigzl Guidelines Exhibit D - Highlights from the Los Gatos Design Guidelines. Note: City of Cupertino Architectural Consultant, Larry Cannon, assisted in the development of the Los Gatos Desig~l Guidelines. 5-11 On May 13, 2008 the City Council initiated a limi t ed review of the Single Family Residential (R 1) Ordinance, regarding the allowed ratio of second floor building area compared to the first floor building area Section 19,28,060, The current Rl Ordinance limits the size of the second door to no more than 45% of the first floor, t~~e re~f;se~ ®rd~~r~ort~ce ~~~cU~ con5l~d~er a~d~~sf~~g f~~e ~~Go~~ed r~ti~o fo ~B6ar~ greater ~rcC~~f~cf~roC ~i~~ers~f~, b~~ ~~~~[ r~a~ G~r~~si~der an~cre~s~r~~~~ ®r d~ecreas~~g~ fh~e fafa[~ a~Go~~~e~ b~~G~i~n~g~ mrea ®r~ are ~~ Eat mr cf~ar~o~~r~g f~~Q req~ored seco~~d~~ sf®ry set~a~cl~s. The total allowed building area and the second story setback relationship to neighboring properties will not change. I he Planning Commission is holding a public hearing to receive public input and consider ordinance options on the allowable ratio of the second story on the following date and time; l~C~-2008-03 T~esdQy, Ju{y 8, 2008, at 6,~5 ~.~. C~perter~o Cor~n~uni~y Nc~~E, 10350 Torre A~renue The current Rl Ordinance can be vie~~~ed onrhe Cit~~'s website at ,~,-',~~",w ~u~~erino.G'gR, For additional information about this section of the ordinance you may contact Leslie Gross `~~ith the Cupertino Planning Department at (408) 777- 1356 or e-mail any comments to ie;'~-~~~~cuGerrinc.org. If you are unable to attend the pubiic hearing, an online webcast of the hearing is available at ,~~~,~,~~,,, cu~~ertino.o~aiRl , Afso, please check the City's website for follow-up information regarding the Planning Commission and City Council hearing schedules, Pfeose~ note fie aae~r~~~c~ c~ s~~~ECf ~o cll~a~r~~ge, so ~!a~ ~~a~~r ~~~~~ ~a~ oar~fac~ ffte ~~a~~~rr~~ ~~ep~a~rf~~eet~ p~r~~®r ~o ~~e rr~e~ef~r~o~ dale i`a ~ec~~y ~`l~af ~h~e cr'e~ ~s ~tcl~ o~ ff~~e a~e~~cfa~ 5-12 CITY OF CUPERYINC EXFIIBIT A ~~ f .f C ' ~e`7e~a~n~e~~ ~teg~I~ti®rrs (8~.~~d.~r~b). A. l.,ot Coverage. The maximum lot coverage shall be~forty-five percent of the net lot area. An additional five percent of lot coverage is allowed for roof overhangs, patios, porches and other sinular features not substantially enclosed by exterior walls. B. Floor Area Ratio. The objective. of the floor area ratio (FAR) is to set an outside (maximum) limit for square footage. The FAR shall be used in conjunction with the residential development standards and guidelines in this ordinance in determining ~~7hether the mass and scale of the project is compatible with the surrounding neighborhood. 1. The maximum floor area ratio of all structures on a lot shall beforty-f ve percent. 2. The maximum floor area of a second story shall beforty-five percent of the existing or proposed first store floor area, or seven hundred fifty square feet, «~hichever is greater. ' i1L Jrel.:~'1 ~1 ~..~'l1:It1L'Ili~t`' I~'C~~C1~'~i~ ~' l Il~.~i`~ `rrur:t a~~rl-1.:1 ~~,} ,i ~~~~`:ll~ 1_~~~'r to Tround fla~~r ratio renter than s~ `-~ t'~ror idc~ that the fc~llo~~ in~~~ ~:e~i Tn principles and techniques arz met: ;~. ~r~ure an>,ror,riate architectural il~tzrest and c~amt~atihilit~ ~~~.tli nei~hbarha~~d aesi~n ther~le ar.~d character. i. Ada ~~isual interest to the ele~~-aeon ~>F~ith the use cf arclutz~ctural elements ti.t.. parches. ha~~s. c~erizan~s. trellises. mo]din~s. trim. ~~-,ood sldin~s. brackets c~r I1t~tal ~T~ Ork r. b. I/nsurz at~t~rot~riate building ~lzass and sca?z. i. A~~oid r1~or~ulr~er~tal scaled formes ~ e. ~. to ~~~ers. turrets .~,1a tall ~I:tr~~ features ~ th~a cantrast ~~,~ith the nei~hborhaodT~chitectural farms. ii. A~~aid ea•~ L lir!es and roof rides tl~~~tart substantially taller than the ~diacel~t houses. . iii. t~se morn than one material on an ele~~aiion to creak up the ~~ertical mass of the house. i~~ Keep second floor exterior wall hei~~l-:ts ds lo~~,~~ ss nossiblz. ~~. ~.'se mare than one material on an elegy anon to creak un the ~ ertical mass ~i.e. ~~~alnscat. ~~~~ood slaln~. belle bands ~i. . ~-i. t se ~~isually h~e-avv materials snarin~l~~ ibalustradcs ar stone an second t~aarl. yii. .-fit least ~~r~ cif all t~~o tor`, ~,~~all ~~lal~es mould be treatzd ~~ith ~rchtectural features to ~ro~~ide ~~i~ual relief and architectural interest i includz but tint ~~c Iiniited to stol-~e. brick. alternati~~e sidin~=~ il~~terials balconies parch erer~:ents. long roof ea~~es. ~~~~indo~~~ baxes. r~ct shel~~es cantile~~er fe~atures. trellises. corbels. trims. I~Iet.al ~~ ark. other feature., deemed a~~rc~r~riate i. ~~iii. L'se ~andscaoe materials to hzl~ soften tliz a~t~earance of hulk. i~. ~'se ct~lar chal~~~cs to help ~~isuall~~ 1•~rz~l: un tl:~e ele•~~atial~. c. IJc~i?i1 `~~ith arcliL~~tural ~teTrite cn l .}dc~ ~~f ~.'-~ st~~cturc ~~!~ail~t,::in ~~'I11Il:etr~'. ~~rOt1C~I~?an and halal}C~ 1. t. ,-~,< <~~d O1 erly ~el1~i~lC?~ architectural eltnlents aii ~'l~r ~ csct ~~:tul'e ~I. L.Iie. uU arcllltectural f2~:tUI'ZS',~~?t~ ~l~I~~ci:t. b~~th ~~~I~ICall~,~ :~ilt~ ht:~l'1Z~I~itall` (I.~.. ~ ~ ~~r i~~In ~~~`,~ ~ ' 5-13 1=. 1`nterior areas with heights above sixteen feet, measured from the floor to the top of the roof-rafters, have the mass and bulk of atwo-story house and shall be counted as floor area. a. If the house is a two-story house, this area will count as second story floor area; otherwise. the area ~~Till count as first floor area. C. Design Guidelines. 1. Any new two-story house, or second-story addition to an existing house, shall be generally consistent with the adopted single-family residential guidelines. The Director of Community Development shall review the project and shall determine that the following items are met prior to design approval: a. The mass and bulk of the design shall be reasonably compatible with the predonunant neighborhood pattern. New construction shall not be disproportionately larger than, or out of scale with, the neighborhood pattern in terms of building forms, roof pitches, eave heights, ridge heights, and entry feature heights; b. The design shall use vaulted ceilings rather than high exterior walls to achieve higher volume interior spaces; c. There shall not be athree-car «-ide driveway curb cut. d. I~To more than fifty percent of the front elevation of a house should consist of garage area. e. Long, unarticulated, exposed second story «~alls should be avoided since it can increase the apparent mass of the second story. f, The culTent pattern of side setback and garage orientation in the neighborhood should be maintained. ~. V~%hen possible, doors, windows and architectural elements should be aligned with one another vertically and horizontally and symmetrical in number, size and placement. h. Porches are encouraged. i. Living area should be closer to the street, while garages should be set back more. j. All second story roofs should have at least a one-foot overhang. D. Setback-First Story. 1. Front Yard. The minimum front yard setback is twenty feet; provided, that far a cur<-ed driveway the setback shall be a minimum of fifteen feet as long as there are no more than t«jo such fifteen-foot setbacks occurring side by side. 2. Side Yard. The combination of the two side yard setbacks shall be fifteen feet, except that no side yard setback maybe less than five feet. a. For a corner lot, the minimum side-yard setback on the street side of the lot is twelve feet. The other side yard setback shall be no less than five feet. b. For interior lots in the RI-~ district, the side yard setbacks are five feet on both sides. ' c. For lots that have more than t~~~o side yards, the setback shall be consistent for all side yards between the front property line and the rear property line. 3. Rear Yard. The nunimum rear yard setback is twenty feet. a. with a lt~inor Residential Pernut, subject to Section 19.8.090, the rear setback may be reduced to ten feet if, after the reduction, the usable rear yard is not less than twenty times the lot width as measured from the front setback line. 5-14 4. Garage. The front face of a garage in an R1 district shall be set back a minimum of twenty feet from a street property line. a. For projects with three-car garages oriented to the public right-of-way, the wall plane of the third space shall be set back a minimum of t<vo feet from the wall plane of the other two spaces. E. Setback-Second Story. 1. Front and Rear Yards. The minimum front and rear setbacks are twenty-five feet. 2. Side Yard. The combination of the side setbacks shall be twenty five feet, except that no second-story side setback may be less than ten feet. a. In the case of a flag lot, the minimum setback is twenty feet from any property line. b. In the case of a corner lot, a minimum of twelve feet from a street side property line and twenty feet from any rear property line of asingle-family dwelling. 3. Surcharge. A setback distance equal to ten feet shall be added in whole or in any combination to the front and side-yard setback requirements specified in this section. F. Basements. 1. The number, size and volume of lightwells and basement windows and doors shall be the minimum requu~ed by the Unifoml Building Code for egress, light and ventilation, except that in the case of a single-story house with a basement, one lightwell may be up to ten feet wide and up to ten feet long. 2. IlTO part of a lightwell retaining wall may be located within a required setback area, except as follows: a. The minimum side setback for a liahtwell retaining wall shall be five feet; b. The minimum rear setback for a lightwell retaining- wall shall be ten feet. 3. Lightwells that are visible from a public street shall be screened by landscaping. 4. Railings for lightwells shall be no higher than three feet in height and shall be located immediately adjacent to the lightwe11.200~ S-4 5. The perimeter of the basement and all lightwell retaining walls shall be treated andJor reinforced with the most effective root barrier measures, as determined by the Director of Community Development. G. Height. L Maximum Building Height. The height of any principal dwelling in an R1 zone shall not exceed twenty-eight feet, not including fireplace chimneys, antennae or other appurtenances. 2. Building Envelope (One Story). ' a. The maximum exterior wall height and building height on single-story structures and single-story sections of two-story structures must fit into a building envelope defined by: 1. A ten-foot high vertical line from natural grade measured at the property line; 2. Atwenty-five-degree roof line angle projected inward at the ten-foot high line referenced in subsection G(2)(a)(1) of this section. b. notwithstanding the building envelope in subsection G(2)(a) of this section, a gable end of a roof enclosing an attic space may have a maximum wall height of seventeen feet to the peak of the roof as measured from natural grade, or up to twenty feet with a Minor Residential Permit. 5-15 3. Second Story Wall Heights. Fifty percent of the total perimeter length of second story walls shall not have exposed wall heights Greater than six feet, and shall have a minimum two-foot high overlap of the adjoining first story roof against the second story wall. The overlap shall be structural and shall be offset a minimum of four feet from the first story exterior wall plane. a. The Director of Community Development may approve an exception to t1~is regulation based on the findings in Section 19.28.110 D. 4. Entry Feature Height. The maximum entry feature height shall be fourteen feet. 5. Areas Restricted to One Story. The City Council may prescribe that all buildings witiun a designated area be limited to one story in height (not exceeding eighteen feet) by affixing an i designation to the Rl zoning district. H. Second Story Decks. All new or expanded second story decks with vie«~s into neighboring residential side or rear yards shall file for a Minor Residential Pernut, subject to Section 19.28.090, in order to protect the privacy of adjoining properties. The Goal of the pernut requirement is not to require complete visual protection but to address privacy protection to the greatest extent while still allowing the construction and use of an outdoor deck. This section applies to second-story decks, patios, balconies, or any other similar unenclosed features. L A second-story deck or patio may encroach three feet into the front setback for the principal dwelling. 2. The minimum side-yard setback shall be fifteen feet. 3. The minimum rear-yard setback shall be t~vent}~ feet. I. Solar Design. The setback and height restrictions provided in this chapter may be varied for a structure utilized for passive or active solar purposes, provided that no such structure shall infringe upon solar easements or adjoining property owners. Any solar structure that requires variation from the setback or height restrictions of this chapter may be allowed only upon issuance of a Minor Residential Pernut subject to Section 19.28.090. (Ord. 194, (part), 2005; Ord. 1868, (part), 2001; Ord. 1863, (part), 2000; Ord. 1860, § 1 (part), 2000; Ord. 1834, (part), 1999: Ord. 1808 (part), 1999; Ord. 1799 § 1, 1998; Ord. 1784, (part), 1998; Ord. 1637, (part), 1993; Ord. 1635, (part), 1993; Ord. 1630, (part), 1993; Ord. 1601, Exh. A (part), 1992) 5-16 1.0 INTRODUCTION These guidelines were developed after an extensive community-wide Iook at the values and expectations that neighborhoods have for the housing that surrounds them. The purpose of this handbook is not meant to promote a specific type of design nor to establish a rigid set of guidelines. Instead, it is meant to guide the homeowner, architect, developer and builder in planning and executing a successful design of new and remodeled single-family dwellings. This handbook will also serve as a guide for the City Council, Planning Commission and City staff in the design review process. Often, newsy built homes have more complex plan and building forms than existing houses. This fact, alongwith stylistic and size issues, has reinforced perceptions of newer homes as being very different from older houses. The design policies and implementation techniques in this handbook are not meant to discourage individual designs. Rather, they set forth the implementation of the findings that must be made for design review applications, serve as a basis on which decision- making bodies may base their design-review decisions, and assist in developing consistency in the approval process from neighborhood to neighborhood across the city. The primary purpose is to guide property owners toward successful solutions to their needs and to maintain the existing positive physical qualities and character of the residential neighborhoods of Las Altos. These guidelines implement the goals and policies of the General Plan. They also identify the findings from the I.os Altos Municipal Code which must be followed to gain approval of a project. Los Altos requires design review on all residential construction. The majority of design review is performed by Planning Department staff. Applications for .two-story constructian or unusual architectural design are heard by the Architectural and Site Control Committee (A&S), a subcommittee of the Planning Commission. The functions of the A&S Committee are delineated in the Los Altos Municipal Code. From a historical perspective, the character of neighborhoods in Los Altos relates back to the incorporation of the city in 1952. Decisions made at that time encouraged arural-like atmosphere. Thus, Los Altos developed with spacious quarter acre lots, minimal use of curbs and gutters, extensive use of landscaping and large trees, openness of front yards to the street, and the relatively low profile and height of residences. Prior to the City's incorporation, housing had developed more in continuity with surrounding communities; thus, there are areas of town that have smaller Iots, and the zoning regulations distinguish between these smaller lots and larger lots in terms of setbacks, height, etc. These design guidelines, however, apply to lots of all sizes. Although most of the housing stock was developed during the 1950's and a predominant style is the "ranch", there is a vast diversity of design and style within Los Altos. Today, demands for housing are far different than they were at our incorporation. As a result. housing styles and home size have changed dramatically. Whereas, earlier there was an emphasis on "low profile", now there is a tendency to "build out" a lot. Whereas, before there was an emphasis on designing from the exterior inward now there is a tendency to design from the interior outward. At times this results in home designs that appear to overwhelm neighboring homes either in mass or complexity of design. To monitor such changes, the Ciry Council first amended the zoning regulations to lower height and to establish daylight planes and floor area to Iot area ratios. After working with these new regulations fora period of time, it became evident that development standards alone are not sufficient to address such impacts as privacy invasion and change to neighborhood character. Thus, the next step involved the adoption of requirements for design review of all new homes and remodels. These guidelines have been developed with the expectation that their use will encourage creativity that will result in a high level of residential design quality. It is recognized that guidelines do not encompass the full range of possibilities for excellence. For this reason, variation from these guidelines will be considered when compensated by a related improvement which contributes to the excellence of the project. To use these guidelines, please refer to the Table of Contents. Chapter 1 is the Introduction, and Chapter 2 explains the intent of the guidelines as well as the design review process. Chapter 3 presents information on how design is viewed in relation to the design review process. Chapter 4 presents the basic philosophy of these guidelines and provides general guidance in meeting the findings required for design approval. Chapter 5 explains procedures and includes the basic "do's and don'ts" for design approval. There are three appendices: Appendix A presents the goals and policies from the General Plan that are applicable to these guidelines; Appendix B is a Glossary of Terms; and Appendix C provides a basic primer on Architectural Styles, and can assist you in identifying the style of your home. We wish you well on your project! 4.0 DESIGN GUIDELINES PHILOSOPHY This chapter defines the philosophy of Los Altos with regard to how housing should develop within our neighborhoods. This chapter is general in nature and reflects the major concerns of neighborhood compatibility and site planning, including the relationship of your property to adjacent properties. The next chapter goes into greater detail regarding the do's and don'ts for all new construction and remodels. These guidelines were developed from the belief that there can be a balance between the desires of the community to achieve neighborhood compatibility in house design and individuals' rights to build their "dream home". There is a need to be sensitive in crucial areas that govern the relationship of a home to its surroundings, e.g. existing homes, public streets, open spaces, privacy invasion, etc. These guidelines are not intended to prescribe a specific style, nor to limit development to one story in height. 4.1 NEIGHBORHOOD COMPATIBILITY Before starting the design process, you should understand the character of your neighborhood and the impact your project will have on the neighborhood. Not all neighborhoods have clearly defined boundaries or character. Often, the boundaries of a neighborhood are delineated by arterial streets, topography and other non-architectural features. Neighborhood character within a subdivision may be a result of private CC&R's (Conditions, Covenants, and Restrictions). These CC&R's may contain restrictions on height, size, setbacks, and other design issues. Review your title report to see if there are any CC&R's that may apply to your project. Even though enforcement of CC&R's is a private civil matter, you will need to acknowledge on your design application whether your project follows all CC&R's. When the applicant indicates that a project deviates from the CC&R's, the neighbors will be notified. Neighborhoods in our community fall into one of the following groups: consistent, diverse and transitional. Following is a discussion regarding each of these types of neighborhoods. One of the considerations for a project is the compatibility it has ~~rithin the neighborhood. A project determined to be inconsistent with the neighborhood will not necessarily be denied. It may be that mitigation will be required in order for the project to be approved. CONSISTENT CHARACTER NEIGHBORHOODS: These neighborhoods have a similar style and character to the homes and streetscape. This does not mean that the homes are exactly alike, just that they share similar ~ R c;~P characteristics or' style, house type, setbacks, and streetscape character. Major renovation or new construction projects in these neighborhoods require more design sensitivity to the neighborhood than other neighborhood types when they depart from the neighborhood character. • In consistent character neighborhoods, good neighbor design has design elements, material, and scale found within the neighborhood and sizes that are not significantly larger than other homes in the neighborhood. The emphasis should be on designs that "fit in" and lessen abrupt changes. • APP~~ of an inconsistent design will require mitigating design measures to lessen the neighborhood impact 1VSitigation may include change in size, increased setbacks, .large trees or other landscape materials for screening and other changes in design to reduce impacts. The goal of mitigation is to soften the differences between the new construction and the existing homes. story entry ~ ri~.gG h,ri.ahf; rP.,Z~/P~ ~LYIf., Less Desirable Desirable Consistent Character Neighborhood: Remodels ~ Additions DIVERSE CHARACTER NEIGHBORHOODS: In contrast, diverse character neighborhoods contain a variety of architectural styles and may have a varying streetscape as well. This can result from homes which were built in different eras or by individual homeowner/developers, or be a result of a neighborhood in transition. Gonsisient Setbacks consistent Heights/Massing 'i C s t r e e t Diverse House Types & Setbacks r i~ h.eight -- - e ave lire Ranch Bungalow Spanish Diverse Styles andJor Sizes • In a diverse character neighborhood, good neighbor design has its own design integrity while incorporating some design elements and materials found in the neighborhood. • Mitigation for items such as size and bulk may be used for some designs depending on the relationship of a home to its neighbors. TRANSITIONAL CIiARACTEg NEIGHBORHOODS: Transitional character neighborhoods are those that are in the process of changing their character and identity. Major changes include two-story additions in a one-story neighborhood, large homes in a neighborhood of small homes, and many upgraded homes in a neighborhood of older, smaller designs. • In a transitional character neighborhood, a good neighbor design reduces the abrupt changes that result from juxtaposing radically different designs or sizes of structures; proposed projects should not set the extreme and should be designed to soften the transition, Significant deviations could be cause for mitigation. turret 3 Car' cx2ra.ge. tai chimttcys tangy - aa, - mm - ~ - Not Desirable ridge eave ~-, Desirable Transitional Character Neighborhood: Remodels ~ Additions 4.2 SITE PLANNLNG Integration of your home with the site is an important aspect to good design. How your home is sited on its lot in relation to your neighbors, the placement of the garage and ~-~~ - 5.4 DESIGN TO MININIIZE BULK One of the biggest issues (other than privacy invasion) raised by residents concerning additions or new homes is that they are too massive or bulky, which may result in homes that stand out from the rest of the- neighborhood. Part of this perception is due to the size and mass of the house compared to the size of the property. Usually, the perception is that the home is too big for the lot A home should be designed to fit the lot and surroundings and with internal design integrity. Then, the elements you have chosen must lend themselves to reducing the perception of bulk. ° ~~ cT:sa~c~ ~, / ~a'fo- c~ ofd I,+k.niL chi~rt/- ~HiFpe,(.,a#s haeo Gh~mrr~ Less Impact rts1LR 5~ Cl~rc~6 ~m m ~II ~ 2 stDry ~~ ~~ `~,(*dzku 2 Srcry hn~r ~y i, Most impact There are many ways to reduce the perception of bulk. Some of these include: • Use of more than one material on an elevation is appropriate to break up the vertical mass of the house. Sometimes an accent material such as a low horizontal band of brick or stone with stucco or wood siding above can be appropriate. However, too many elements can add to the appearance of bulk; good design must achieve balance. • Soften the elevation with the use of architectural elements (porches, bays, overhangs, trellises) and detail (moldings, trim, brackets, etc.). Be careful not to overdo, though. • Use color changes to help visually break up the elevation. For example, painting the triangle area in a gable end one color and using a shade (or color) lighter or darker below. • Provide some variation in large expanses of wall and roof planes, For example, cantilever the second floor over the fu-st floor. • Use horizontal elements to soften vertical ones in an elevation. A change of direction in siding or adding moldings in stucco can achieve this. • In some cases, ~ simplification of shapes and materials will reduce bulk. For example, too many different materials and changes in types of windows add to the complexity of the facade. • Minimize use of tall or two-story-high design elements. This would include two-story entry ways, turrets, etc. • Use visually heavy materials sparingly, particularly on two-story designs. Use stone or brick as an accent material or as a wainscot on an elevation. • Choose landscape materials to help soften the appearance of bulk. This should not be a substitute for good design, however. • Keep second floor exterior wall heights as low as possible. • Use roof forms that reduce bulk (low to medium pitch, minimum number of hips and valleys). • Avoid massive, tall chimneys. Locate them either on an internal wall or centered on a gable end when possible. • Design the house from the "outside-in". Houses designed from the "inside-out" rather than the reverse tend to look lumpy and Iack a clear overall design. This often adds to the perception of excessive bulk • Lower the height of a two-story house below 2? feet maximum to mitigate other design issues. Keep in mind that overdoing anything can result in added bulk. 5.5 I1~NDSCAPING Natural features. such as mature trees, rock outcroppings, and other landscape elements should be retained; quite often they can serve as design inspiration. • Designs should take advantage of natural features found on site. Natural features include mature trees and other landscape materials (hedges, tall shrubs), rock outcroppings, and creeks. o-, .ti - ~, r'~',,~ Design around existing landscape features Town of Los Gatos CONTENTS 1 INTRODUCTION CONTENTS 2 NEIGHBORHOOD PATTERNS 3 BUILDING DESIGN 4 HISTORIC RESOURCES 5 GLOSSARY APPENDICES Applicability ................................................................ .......5 Relationship to other plans .......................................... .......6 Purpose ...................................................................... .......6 Setting ........................................................................ ....... 7 Community Expectations ............................................ .....10 Historic Preservation ................................................... .....10 Ho~v to Read Your Neighborhood ............................... .....11 General Design Principles ........................................... .....11 Maximum Floor Area Ratio ......................................... .....12 Design Review Process ................................................ .....12 General Neighborhood Design Principles ................... .....13 Street Presence .......................................................... ..... 14 Form and Mass .......................................................... ..... 1 5 Garages ..................................................................... .....18 Site Development .................................................:.... .....20 General Building Design Principles ............................. ..... 21 Architectural Style ...................................................... .....22 Height/BuIldScale ...................................................... ..... 23 Garages ..................................................................... ..... 25 Roofs ......................................................................... ..... 27 Entries ....................................................................... ..... 29 Windo~vs ...........:....................................................... ..... 30 ~~ateri als .................................................................... ..... 3 2 Additions/Accessory Buildings/Secondary Units .......... .....33 Architectural Detail .................................................... .....34 Privacy and Solar Access ............................................ ..... 35 Sustainable Design ..................................................... .....37 Application/Enforcement ........................................... ...... 39 Historic Preservation ................................................. ...... 39 Approval Process for Historic Resource Alterations.... ......41 Historic Distric`u ........................................................ ......43 Building Classifications .............................................. ......43 Demolitions .............................................................. ...... 43 Pre-1941 Structures .................................................. ......46 Protected Exterior Elements ...................................... ...... 46 Restoration/Rehabilitation/Reconstruction ................. ...... 47 Additions and Outbuildings ....................................... ...... 54 New Construdion ..................................................... ...... 55 Noncontributing Structures ....................................... ...... 56 Definitions ...................................................................... 58 Appendix A Ho~v to Read four Neighborhood \Norkbook Appendix B Historic Districts Appendix C Cellar Policy Appendix D Sustainable Design Appendix E Historic Resources Status Codes Residential Design Guidelines 5-26 Public Review Draft Februar)~ 1, 2008 3 Town of Los Gatos ACKNOWLEDGMENTS TOWN COUNCIL Barbara Spector Ii7ayor I\'Iike'\~/asserman Vice-'Mayor Ste~re Gliclunan Diane ?~ZcNutt Joe Pirzynski PLANNING COMMISSION Joanne Talesfore Chair D. '~Zichael Kane Vice Chair John Bourgeois Philip Micciche Thomas O'Donnell Stephen ~2. Rice Marico Sa~-oc GENERAL PLAf~ John Bourgeois Tom O'Donnell Joanne Talesfore Joe Pirz~-nshi Barbara Spector Barbara Cardillo ?~Zarcia Jensen Jane Ogle ~Zargaret Smith COMMITTEE Planning Colnl~lissiozz Planning Co771771ission Planning C07717711SSlofl Town Col~ncil Tozvlz Coz,~zacil GO7717717~ndt'~ Sei'2nCeJ Co771771ZSS1o17 PziGlic representative Puhlic representative Blesiness representative HISTORIC PRESERVATION COMMITTEE Kendra Burch Chaiz- Len Pacheco Vice-Chair Bob CouTan Philip ?~Zicciche ~Zarico SaS~oc TOWN STAFF Greg Larson Town Manager Pamela Jacobs Assistant Town 111azzagez- Orry Korb Tozaaz A~:~or~z~~ Bud Lortz ColnmJ~nitj~ Developllzent Director Randy Tsuda Assistant Conlnsuni~~ Development Director Sandy Baily Associate Planner Larry Cannon Town Architect /Cannon Desigzz Groz~p - Residential Design Guidelines 4 Public Review Draft February 1, 2008 Town of Los Gatos 3 ~~:~L~[~~ ~~SE~ Homes in Los Gatos come in many forms, sizes and archstectural s~~les. Tlus di~-ersit~r is one of the features that contributes to the Town's unique identit<~. Older Victorian Sn~le homes, Spanish Eclec- tic Std-1e homes and ne~% interpretafions of Craftsman Stele homes often occupy the same street front. One-storj7 Suburban Ranch St~-1e homes may occupy one street of a larger neighborhood while ne~Ter two-store contemporanl homes may occur around the corner or dou-n the street. «'hile tl~ss ju~taposi~on might seem harsh if repeated in a new commur.it~T, the large amounts of mature land- scaping and the evolut7on of the To«~n's neighborhoods over a long period of time have allo~Ted the communit<~ to comfortably absorb tris diversity of home sizes and st~-les. Perhaps more than these mitigating factors, the self-restraint of residents and tl.e mutual respect of one neighbor for the next has contributed. to neighborhoods ~~ith a great deal of ~ZSUaI unin7 and similarity in scale. «~1vle arcl~.itectural sn les often vary considerably in anj~ indi~~dual neighborhood, few homes stand out in marked contrast to the predominant size and bulk of their surroundings. The intent of these guidelines is to set forth soiree of the common sense techniques that have been employed over the years to achieve rl~,is strong sense of communsnT. 3.1 G~NL~AL BUILDING DESIGN PI~INC[[~L~S The folio«-ing principles have been used as touchstones for the development of these design guidelines for home additions and new houses. In the event that the specific guidelines do not clearly address a given condition, these general principles, along ~~Zth the Fasic Design Principles on page 11 should be consulted for direc- tion. The folio«~ing principles vnll be used b~7 tize Town staff and Planning Commission/To~~-n Council when evaluating projects, and «,hen considering the acceptabilit~T of unique proposals that vain- from the specific guidelines. ^ Selected architectural s~-1es shall be comparible ~~th the surrounding neighborhood. ~ Design features, proportions and details shall be con- sistent ~~ith the architectural style selected. ® Materials and design details shall be suitable to the neighborhood and consistently used on all sides of the pause and any accessory structures. ~ garages shall be subserti-ient to entries and ground floor living spaces. ~ The use of rene~Table energy resources for heating, cooling and lighting should be maximized. ® Projects should be designed to eonser~-e energST and water. ~ Materials should be used to reduce the consumption of NEON HOMES SHOULD BE ADAPTED TO THE SCREE OF THE SURROUNDING NEIGHBORHOOD ~~~'hile some larger new homes may be acceptable in established neighborhoods, the~~ «~11 be expecred to be designed to mingate their visual size and bulb. Three examples are sho«~n belo«l. nonrenewable resources and that impro~-e air quality'. ~ x. -~~ d, Residential Design Guidelines ~~~ Public Revie~~~ Draft February 1, 2008 BUf~E)[N~ ~ESEGh~ 3 ~ ~ ~~» Continuation of front facade materials and a~etaiGng onto other walls gives this Cos Gatos residence good design integrity Town of Los Gatos 3.2 ,~R~~~TECT~~~ S~f~'~.~ 3.2.1 Se~ec~ an arc~stec~~ral sfi~~e ~~th sens~~~~E~ ~~ tie surra~n~ing neig~~a~rho~d • StSTles u-it11 front facade ea~~es at the first floor le~Tel a-i11 be easier to adapt to predominanrhT one stor~l neighborhoods than st<-1es a-ith t«To stork; unbroken front facades. • St<-1es ~~th ~-ariations in the plane of the front facade Nall ma~7 fit more comfortabl~r in neighborhoods ~-ith smaller houses or ~~th smaller building masses close to the street. A~-oid selecting an architectural s~-1e u-hich t~-picall~- has roof pitches that are substantiall~~ different from others in the nearb~~ neighborhood. 3.2.2 ~esE~n fay arc~~~ec~~raf in~ebri~y • In general, it is best to select a clear and distincti~7e arcli- tectural st~-1e rather than utilizing generic design elements or mi~sng elements from different architectural st~-les. ° Building massing, roof pitches, materials, «-indow t<-pes and proport7ons, design features (e.g., roof dormers), and other architectural features should be consistent ~-ith the traditions of the selected stele. • Carr~T x-411 materials, ~~-indow t5-pes and architectural details around all sides of the house. l~~~oid side and rear ele~Tations that are markedl~~ different from the front ele~Tation. • De~-elop floor plans that allow the location and size of ~~-indoas to match the selected architectural st~-1e. For e~- ample, some st~-les emphasize the placement of ~-indo~Ts in a s~~mmetrical relationship to the enti-~~. ~~- Residential Design Guidelines ?? Public Review Draft February 1, 2008 Example of the poor selection of a large and formal architectural style for the small scale and informal style neighborhood This style v~rould have been more compatible ~~~ith the neighborhood sho~~~n above Some architectural styles require simple shapes and formal symmetry of the doors and windov4~s _~ -.~ own of Los Gatos _.__ ~--~ ' 3.3 6~~E~E-i~/~lJ~~/S~~L~ 3.3.1 ~~eve~~p ~~e ~a~cse plays ~n~ e~e~~t~a~s ~Q~e~her ° Avoid complex floor plans that require complicated building mass and roof forms. ~~ork within the traditional forms of the arcl,~itectural st5-1e selected. Unless the architectural st~-1e selected clearly sup- ports substantial comple~it~l, generally keep building mass- ing and roof forms simple as is the norm for traditional architecture. ° Avoid complex second floor plans and roof forms if that is not the norm for t~7e neighborhood. 3.3.2 Heigl~f ~~d bilk a~ fro~r~~ a~~ s~~e set~~cl<s ° T«To story houses mats not be appropriate for e~rer~~ neigh- borhood. For neighborhoods dominated bbl one store homes, an effort should be made to limit the house to one story in height or to accommodate second floor space «~itlun the roof form as is common in the Craftsman Sn•le. ~~i1~en utilizing a cellar or extended foundation «~all, avoid setting the first floor height at an elevation above grade that would be significantl~T different than those of the adjacent houses. Cellar s are defined as an elulosed area that does not extend more than 4 feetabo~e the eristi~zg or fi~~ishedo~ade,and are not counted in the Floor ~Irea Ratio calculations, bjr Town Council police. I~owever, ifany partof a cellar is aboweoorode, it shall be considered in analysing the bulk and mass of the sty°ucture, even if it is zzot included i~~ t1~e Fr1R. The intent set forth in the General Plan is "to prorvide Irdden square footage in-lieu of visible mass." In tl~e spirit of that intent, applicatio~zs with cellar space will be carefully evaluated to e~zsure that substantial ev forts have bee~z ~~~ade to reduce visii~le n2ass to ensure compatibility wit1~ the site's immediote neighborhood. For text of the Cellar Pol~:cy, seef~ppendix C. l~void ea~-e lines and roof ridge lines that are substantially taller than ~~he adjacent houses. Gig e special attention to adapti.r:~g to the height and massing of adjacent homes. Avoid tall, unbroken front facades t~-hen other nearb~7 homes have more articulated front facades ~-ith horizontal wall plane changes. In neighborhoods ~~th small homes, try to place more of the floor area on the first floor ~-ith less area on the second floor. ential Design Guidelines --.-~_~----- ResEd ~ 23 Public Review Draft February 1, 2008 Avoid overly complex second floor plans and roof shapes like this example Some elevation of the first floor level may be acceptable and/or required in some neighborhoods Substantially elevated first ;loors like this ma~~ not be acceptable in neighborhoods ~ti~here they do not currently exist Bair ~~Jindv~v~ This Craftsman Style house includes several features to mitigate the visual height of the sio'e v,~all 6UE~~fl~~ E~~~~~N - 3 To~~~n of Los Gatos • Take care in the placement of second floor masses. LTnless the architectural st}~le traditionally has ~~he second floor front aTall at or near the first floor ~,~all, set the second floor back from the front facade a minimul~n of ~ feet. • The design of ta7o stor~l homes constructed adjacent to one story houses should include techniques to minimize their ~-isual impact and pro~-ide transitions in scale. .-_ -- __ -Step do«~n to one story elements near tlhe side set- back~s - Pro~-ide substantial side setbacks for the entire house - Proj~ide substantial second floor side setbacks - Use hip roofs at the sides rather than gables • ~<<oid monumental scaled forms (e.g., to«-ers or turrets} that contrast u-ith the neighborhood architectural forms. • l~~Toid bar w-indo~rs and other features that compete «nth the entr~~ as the home's focal point. 1 • ~T-oid the use of too many actin-e building forms added to the mass of r11e building. ~n e~cessi~-e use of roof forms is a common problem. 3.3.3 ~ro~~de ~isuai relief far ~vo scary wa~Es • BelljT bands (see photo belo`~ left) • Pop outs and bay u-indou-s • '~Zaterial and color changes Clumne~~s • ~~%ide o~-erhangs ~-ith projecting brackets • Juliet balconies (see photo Belo«~ left) • ~~;~indoz~ bo ~ es and pot shel~-es • Landscaped trellises and lat`~ices i ~~~i 5-31 Residential Design Guidelines 24 Public Review Draft i=ebruary 1, 2008 Avoid too manyAvoid too many building elements competing for attention Avoid too many roof forms that overly complicate the design Other two story Gvall mitigation techniques To~~m of Los Gatos i 3.4.1 l.~rrtE~ tie ~rar~~~er~c~ of garages • ~~7oid designs that allo«F tl7e garage to dominate the street facade. • Limit tl7e garage «~idth to a maximum of 50 percent of the total facade ~-idth. Set garages back from the front facade. ,~"',~- ~! r ~ .~~ • Recess garage doors as much as possible from the garage facade. • Consider adding trellises with landscapilzg o~-er garage, doors to soften their ~7sual appearance. • Integrate the garage into the house forms in a manner that de-emphasizes the garage doors. Recess garage doors from the facade as much as possible •A. Divided garage opening with high quality wood doors and a roof form with dormer integrated into the main house helps minimize the visual impact of this garage Residential Design Guidelines 5-3 2 25 Public Review Draft February 1, 2008 Avoid designs that allow the garage to dominate the street facade like this one does Limiting the wia'th of garages and setting them back from the front facade can minimize their visual impact Use windows and landscaped trellises over garage doors to soften their appearance ,. Town of Los Gatos .:'~ i 3.4.2 ~i~i~ize tl~e visual impact of larger garages ~' ~~ Three car garages ma~~ not be appropriate inmost neighborhoods. ~` ~~'here larger garages are customary and appropriate, steps should still be taken to minimise their t-isual ii~npact on the house and streetscape. F . ~ III • Using side loaded or split apart garages where possible • Accommodating additional cars in tandem spaces (see ~ diagram on page 19} ~~ • Separating the garage doors ~ Breaking up dri~Teway paring «-ith landscaping and/or ~ special pa~~ing ..• u ~., '~=:^ ~. .r - Utilizingindividual doors helps to reduce the visual impact of multi-car garages ~~~ ~~s r _. _ ~ .. 3.4.3 Integrate garage doors into fie design with appropriate details • «indo«-s in garage doors are encouraged. • ~~ood doors are encouraged. • Use wood trills similar to the house a-indows ~w.~ w ~~~ ~~~ ~® ~~~ ~®® ®~ 5-33 Residential Design Guidelines ?6 Public Review Draft February 1, 2008 Separating garages can reduce their visual impacts in some cases Avoid tn~ide drive~h~ays, as sho~~~n above, in favor of adding landscaping as belo~~~ i. ~ ~ - Garage door ~tiinQ'o~h~s and trim in this Los Gatos house are closely related to the rest of the facade Town of Los Gatos _ __~ ~~ _ w _ ' _,~r~, ~~~~~i~~ ~~~~I 3,5 ~~~~~ 3.5.1 Uni~ rc~af ~i~c~{es Utilize the same slope for all primar~~ roofs. Roof slopes for porches ma`j be loaTer than the primar~r roof slope, depending on the architectural stjTle. Dormer roof slopes mail sometimes be steeper than the primar~~ roof slope, depending on the architectural stt~le. 3.5.2 Avid ~xeessive roof ~Q~~ cc~mpiCxi~ • ~~-oid multiple floor plan pop outs t~zat produce multiplE roof gables. ~~~~ere roof ea~Te ~crariation is desired, consider ~-ertical ~7all extensions and dormer roofs, as sho«~n in the example belo«~ t ~. ~~:.. ~~ Most architectural styles maintain a uniformity of roof pitch This is a good example of roof eave variation without excessive complexity 3.5.3 ~~I~~e rQC~~ ave~~~~as ~® ~~e ~~C~i~e~C~~r~i sale ~~d ~®~he s~rr~~ndi~~ nei~~~~r~a~d ® Some architectural st;-les (e.g., Itilission and Spanish Eclectic) often come in small and large o~~erhang ~-ersions. In those circumstances, tailor the roof o~-erhangs to thle general character of the surrounding homes. Residential Design Guidelines 5-34 __ Public Review Draft February 1, 200$ ~' Some architectural styles have a different roof pitch for attached porches BUI~.DIN~ f~ES[GI~ 3 ~~~ 1 i ~ A. Avoid large gable dormers that dominate the r root ~~ ~ 1 ' V C. i '~ ~ ,. • In favor of smaller gable dormers 1 -' s~~w.~'~....,;,~..n.Z.~='~ .fir. .w..w~wwr i ..1 ; -w.. t. . __ Or use a shed dormer Town of Los Gatos 3.x.4 ~es~gn ~c~rmers with at~ent~Qn t~ the areh~~eetura6 stye ~r~d the r~e~ghh€~rhoo~ ' l~void dormer sizes that are out of scale t~7th the roof and contrary to traditional designs. ' Gable dormers, single or an aggregate of mulriple dorrrlers, should rarely exceed ~0 percent of the width of the roof Shed dormers can be wider. 5-35 _ Residential Design Guidelines ?8 Public Review Dram February 1, 2008 Tivo Los Gatos homes tivith well scaled wormers appropriate to their architectural styles To~~~n of Los Cato, ___~,. 3.6 ~NTR~~S 3.~.~ Provide ~ ~~ea~ ex~ressi~r~ ~~ entry • Orient the entry to the street front. It should be risible from the street. • Pro.~~de a separate wall~-~Tay from t?~e sidewall~ to the entry if that is the common pattern for adjacent and nearby homes. A~-oid using the di-itTewa~T as `she wall,-~~-ay to t1~e entr~T unless chat is the norm for the neighborhood. Ln cases where the drip-e~~~a~, is used, consider the use of modular pa~-ers or decorati~~e banding. ~.~.2 Qesi~n home entries ~i~h sensitivity to fhe ~rc~itectur~~ sfyie • I~2ost architectural sr~-les haj-e a distincti~-ely unique entry t5-pe.1~~-oid using an entr~~ t3~pe that is not part of the st~-1e. For example, a~-oid using projecting entries, especiall~T t~lose ~-ith an ea~-e Line higher than the first floor roof, for Ranch v St~-1e houses or in Ranch St~-1e neighborhoods. 3.6.3 Design entries ~vit~ sensitivity to ~~e s~rraon~ing neib~borh~od • 1~~-oid large and formal entries unless that is the norm for nearby houses. It is often best to start the design consid- eration ~-ith an entry t~~pe (e.g., projecting or under ea~re porch) that is silr~lar to nearby homes. • Houses on corner lots should consider using porches that wrap around from t}.Ze front to the side ele~-ation, as sho~m below. This can assist in reducing the ~7sual height of taller side walls; and in erli~-ening the side street uontage. 3.~.~ entry ~e~~ils ire enEa~r~ged • Entry columns, railing, steps, and lights are just a few ele- ments that can be used to add indi~Tidualit~~ to a house. HO,N~E ENTRY TYPES C4MII~QN [N cos cATOs Projecting entry .° . ~.z ~- A _'1f. Inset entr~~ ~~~ Residential Design Guidelines 5-36 29 Public Revie`~~ Draft February 1, 2008 Projecting porch Entry under roof eave - G1~ith or ~~~~ `" ~~~ithout porch ' - ~. --- BUELE?~Rl~ DES[~N ~` i~~~~1~1 Most architectural styles have vertically proportioned windows Town of Los Gatos 3.7 i e if~~~~S 3.7.E A~rr~~~e ~vc~~r~~o~vs in patferr~s and ~ror~pie~s co~sisfe~t with the architecture! style aid surroun~ir~g oei~hhorhoa~ • I12ane architectural sales hax-e indix-idual ~-indo~-s that are grouped into patterns of tvxTo, three or more ~-indows. Be conscious of r~is fact, and organizethe a-indoxxTs to comple- ment the stile. 3.7.2 (~ateh ~i~~ow types acid p~roportio~s to the architectural style ar~d to the surrounding neighk~orhood • Select aTindow types to complement the sr~71e of the house. Each arclitectural st~11e generall~T has one or txx=o ~-indoxxT t<-pes that are traditional to the st<-1e. Double hung xx~indoxxTs, for example; are common features of Victorian and Crafts- , man St5-1es uThile casement xx-indoxxTs are seen frequentle in 11~ission and Spanish Eclec~c st~Tles. • 112ost arclitectural st~-les feature xx~indoxx-s that haxre either x=ertical or square proportions. Ax-oid horizontal xx-indoxxT proportions unless the st~-1e (e.g., Modern or Ranch Sn-1e) is clearle supportixTe of that shape. Horizontal groupings of x=ertical and square xx;i.ndoaTs are one means of prox-iding x7sual balance to a facade design. • Limit `she number of different ~Tindow types and propor- tions to enhance the x-isual unity of the house design. • For second floor additions to e~:isting homes, match r~~e xx-indous on tl~e original first floor. • '~Zatch the size and shape of xx-indoxx~ shu~~ers to the shape and size of the xx~ir!doxxTs. Shutters that are large enough to cox-er the xx-indoaTs, if closed, should be the goal. Hinges on shutters to alloxx~ their closure are desirable..~x=oid x=ery narrow shutters that are clearh~ not xx-ide enough to cox-er the uTindoxxT opening. ~.70~ ~.ateh v~in~o~ ~ateria~s to the architec~uraE styee and to the surrou~~ing neighborhood ~~%ood xx-indo~~s are conunon in Los Gatos. ~~~ood is still the desired choice for stifles t~1at traditionalle used xxTood. Howex-er, todae there are some xx-indoxxT materials, such as ti-in~Tl clad xxTood xx~-h~doxxTs that are not noticeable different from xxTood at a short distance. Thee mae be used if their xTisual appearance matches xxTood. • Generally; ax-oid metal xxTindoxxTs. They, mae be considered acceptable for a ~~Iodern St~-1e house, butxxTould be strongle discouraged for all other st<Tles. ~, .~~ ~ - T ~~ ~~ ~ ,~~~~ 5-37 Residential Design Guidelines ~.~u ~ Public Review Draft February 1, 2008 Group ~vindo4vs in a manner that is traditional for the architectural st}~le 1Nindows ~~~ith some depth from the frame to the glass are desirable T01Nn of Los Gatos M ____ ~ a S 1. x.7.4 ~esi~n the ~-~i~~c~~s ~F1=f~ a~~~~EO~~ io €~~l;e~~~g 1`~e 1`ra~~~h~n~! ~ie~~i~s o~~ i`~e a~c~~ir~~t~ra~ s~~~ ' ?~~Iost architec~aral steles - except 11~ission, Spanish Eclectic or ~Zodern -should ha~cre v~ood trim around the w-indo~-s. The trim width should be matched to the sr~-1e, but in gen- eral, should not be less than 31 /2 >lzches wide. Head trii~n depth should be equal to or wider Than the jamb casing, but not less than one-sL~th of the opening width. Projecting w~ndo«7 sills and heads are strongl~T encouraged unless the architectural sale aTould not normall~~ bare those features. «'ood trlilz is also encouraged on stucco houses unless t17e w-~~ndow frames are recessed at least 6 inches from the out- side face of the wall. The use of stucco co~-ered foam trim is strongl~7 discouraged. ° Di~-ided lights (i.e., larger window panes broken up into smaller pieces) are common in man~T home sn-les found in Las Gatos. Use either ~-erucal or square proportions for the smaller windot~j elements. Be consistent in the proportions (i.e., the ratio or: the horizontal to the j-ertical dimension) of the smaller panes. Do not use snap in flat grids to simu- late di~~ided lights. Use either true di~dded >Ights or one of the ne«~er windo«~ s~~stems that haee dimensional muntilns on born the exterior and interior of the glass along with a spacer muntin between the panes of glass. Use consistently= for windows on all sides of the house. x.7.5 Sp~e~~al d~ind~~~ s~a~es ~~~ s~y~es sho~Ed ~~ ~s~~ s~ar~ng~y 1~~-oid E.~tate Ho~~1e S~~le w-irldows (e.g., tall arched ~7ndo~Ts) in neighborhoods ~-here the homes are more modest and informal in character. Ba~~ «~i.-~dows should be designed w,~tll a base element to the ground or «-it1.7 supporting brackets at the base, Sloped roofs should be used and co~-ered ~~%ith a material that matches the roof material or «7fl1 metal. Avoid using wall materials '~ bet~-een the indi~%idual «7ndo~~ s of the ba~~ window unless the ~~indow is large. Generalh~, bar w~i.ndo«~s look best w-hen the «~ndow-s are close together and separated by ~Tood jambs that match wood sills and heads as shown in the example to the right. Residential Design Guidelines 5-38 Public Review Draft February 1, 2008 31 Most architectural styles will be complemented by ~~~ood trim at the jambs, heads and sills Use bay ~vindo~h~s sparingly and a'etail them as an integral part of the design BUILDING DESIGN 3 ARCHITECTURAL CAPPER The use of Architectural Copper is generally discouraged because of its potential to contribute pollution to surface ~xraters and the San Francisco Bap through urban runoff. Industrial, municipal znd some other users are required to follo~x~ regulations and obtain permits for discharge under die En~7rorur~ental Protection Agen- c`'s National Pollutant Discharge Elimination System (NPDES) pernut program, which conuols ~xrater pollu- tion b~ regulating point sources that discharge pollutants into ~saters of the United States. Although inditedual homes drat are connected to a municipal s~-stem; use a septic system, or do not have a surface discharge do not need an NPDES peunit, the potential for «-ater contamination from copper is of concern to all Bav Area com- munities. The major uses of architectural cop- per in residential construction are roofs, gutters, and copper-treated composite shingles. Town of Los Gatos 3.8 MAjERlALS 3.8.1 Use high duality materials • Use materials and mi3es of materials thzt are consistent a7th the architectural sty-le selected. Traditional materials, such as aTood a_nd stone, are most desirable, and strongly= encouraged. Ho~-e~-er, the cost of materials and labor for many building components have led to the development of synthetic materials that are often hard to tell from the aud~entic ones. If any of these substitutes are selected, they must pass the test of looking like the authentic material at a distance of 3 feet if used on the first floor and 10 feet i f used on the second floor. • Avoid rough te~aured stucco in faz-or of a smooth sand finish. • Composition roof shingles may be acceptable >l~ lieu of wood shakes. However, shingles should be selected «-ith a texture chat is similar to other houses in d.e neighbor- hood. 3.8.2 Select materials that are sensitive to the surrounding neighborhood • One way of fitting a ne«= house into an e3isting neighbor- hood -especially if the new house is bigger than many of the others around it - is to use materials drawn from tl.e surrounding neighborhood. An all stucco house might seem out of character in an all «=ood neighborhood, but die predominant use of ~x=ood siding ~-ith some elements of stucco can often a=ork. y~ihere stone accents (e.g., chim- ne5-s) are common in a neighborhood; the use of stone at the wall base and else«=here can assist in making the new= home seem better connected to its surroundings. • ~y~hen using a mi_~ of materials, az=oid using too many materi- als - is=o or at most three are enough. Avoid an et-en split of materials (i.e., ~0/~0) on the facades. It is best to have one material as the dominant surface u-ith the second material plaS-ing a lesser role. The use of a taro-third to one-third ratio is a good place to start. S¢n~OB slangy S~as~ 5-39 Residential Design Guidelines 32 Public Review Draft February 1, 2008 Zf3 ~tE~~C~ 1 f~ ~O£sCl ~nr~li s~ar#ace ~~il s~,rf~Ge Town of Los Gatos 3.x.3 e ~Jse tra~iti~nai ~e~taElEr~g Treat openings in aTalls as though t?ze~j uTere constructed of the traditional material for the st~-1e. For example, be sure to proride substantial wall space aboj,e arches in stucco and stone walls. Tradinonall~; wall space abo~-e the arch uTould hay-e been necessary to structurally span the openilzg, and to make the space too small is inconsistent u7th the arclu- tectural snTle. Openings in walls faced u-ith stone, real or s~-nthetic, should ha~-e defined lintels abo~Te the opening except in I1~ission or Spanssh Eclectic st~-les. Lintels may be stone, brick or u7ood as suits the st~-1e of the house. Treat s~-nthetic materials as though rhe`~ uTere authentic. For example, select s~-nthetic stone patterns that place the indi~ddual stones in a horizontal plane as they would .hare been in a load bearing masonr`l utall. Select roof materials that are consistent uTir}.7 die traditional arcll~tectural st3.1e (e.g., a~-oid concrete roof tiles on a Crafts- man St~TIe house.) 3.8.4 Materials changes ' ~~Zake materials and color changes at inside corners rather than outside corners to a~-oid a pasted on look. 3.~ A~~6~~ONS/ACC~SSO~~~tJfl.~~N~SIS~CON~A€~~' ~JN~jS ~~li~~ tl~e pr~~isE~r~s set ~crth in ~~i~efEne 4.~ nn page ~2. ~y } _ . ~~ .,~ ., ~,.. ~ .. ~~~-M. ts~~~~~+'s®~ ~;. ~r~1~:IT~`l3 #tl~C~?aal~ ~CT~ ~~ ~~~ ~al~ ~~ a~t~~hd~ tlrC&~iL~~ ~~C'Cs ~~+FTI~Ps ,_ ~. c~~~ra~~~ [~, ~~rs r~at~rEa~s ~~ ' ~ ~n~ t~~~~~~~s ~~~t~h ~rima~y ~~~~~ a .~ _, Additions, accessory buildings and secondary units should match the form, architectural style, .and details of the original house Residential Design Guidelines 5-4~ Public Review Dram February 1, 2008 33 Use stone or wood lintels over openings in stone walls ~UI~DiNG [3ES[~f<: f, Some architectural styles suggest simple columns and railings Town of Los Gatos 3.10 A~C~ ~TE~~U ~A~ ~ ~~A~ ~. x.10.1 P~r~~~s a~~ ~~l~~es Select columns that are traditional to the arcl-utectural stele of the house. Take care in selecting columns with an ap- propriate a-idth to height ratio for the st~-1e. Except for a ver~~ feu? st-~-1es, the columns should ha~-e approp~ate caps and bases u-id~ proportions t<pical of the st~-1e. ® Provide a well proportioned beam bet~Teen the column caps and the roof. Size and detail the beam so that it looks like a convincing structural member. It should be risible both from inside and outside of the porch.l~ common problem is to make this element of the porch too small or to face it ~-ith a material (e.g., siding) that would not carr~~ the weight above if it were structural. For most architectural st~-les, molding and trim u-ill di~~de the beam vertically into three major elements o f ~~ ar~-irig height. Railings should generally be constructed of wood unless the specific architectural std-1e allo«,s for metal or stone. Provide both top and bottom rails ~~th the bottom rail raised above th e porch fl oor le~-el. • Vertical balusters should be appropriate to the arcl~.itectural st~Tle. Some are quite simple «-bile others ma~~ have special S1lapes. Take care in desi~cning porch stairs. They generall~T should match the porch floor (e.g., «;ood) or the sidewalk material if other than concrete (e.g., brick), ~~'ote: r~.ll~orche.r are e:~~ec~ed to he r~~pble a~~d have a mr.'~aimu~n depth of 6 feet or pr ferat~~l ~~zore. 3.10.2 Ba~ea~~es • avoid balconies that project more than 3 feet from the face of the building unless the~T are n-pical of the arclutectural st~-1e. ° Provide supporting brackets or beams that are large enough to clearly- appear to pro~7de structural support for the ba1- conv. Railings should be designed as discussed above for porch rauings. For longer railings, intermediate posts anth caps and bases should be used to break the railing into smaller increments. 3.10.3 ~ra~~~~~s ' Brackets at roof overhangs, balconies and bay a-indo«rs should be designed to extend to fascia/balcony edge/pro- jecting ba~T front or slightly beyond. l~void stub brackets that do not appear substantial enough to support the element ~ above. 5-41 Residential Design Guidelines 3`l Public Review Draft February 1, 2008 Porch beam example ti~~ith good depth and details While others require much more refined details Io~vn of Los Gatos 3.10.4 Chi€nneys t BUILDING DESIGN 3 • Chimne~7s should extend to ground le~-el. Avoid cantilez-ers above the ground. • Chiu^~ney materials, size, shape and height should be appro- priate to the architectural st<'le and to the scale of the house. Avoid undersized chimr_eSs that are too narrow and too loin Add chimne~Ts for gas fireplaces a-hen the architectural sr-1e would normall}' feature chimneZ-s. • Pro~dde chirnney caps that are ilnteresting and appropriate to the architectural sts-le. 3.10.5 Roof flashing and vents • Paint flashing and vents to match the color of the roof. 3.10.6 Skylights • First, consider the use of roof dormers or clerestories instead of sly--lights. • lise flat profile sk-blights rather than domed models. • Select glazing to a~-oid die feeling of roof beacons or lan- terns that are highlq sdsible from the street or neighboring properties. 3.11 PRIVACY AND SOLAR ACCESS 3.11.1 Minimize shadow impacts an adjacent properties • Locate structures to minimize blocking sun access to liv- ing spaces and actively used outdoor areas on adjacent homes. 3.11.? Minimize privacy intrusi©ns an adjacent residences • yF'indo«-s should be placed to minimize views into tl~e living spaces and yard spaces near neighboring homes. • «1~en uindo~-s are needed and desired in side building~valls, they should be modest in size and not airectly opposite windo~-s on adjacent homes. • y~~~liere possible, second floor a-indo~vs that might intrude on adjacent property prvacy should have sill heights above eye level or have frosted or textured glass to reduce visual e3posure. • Bay windouTs should be avoided on side walls where they would intrude on adjacent residents' privacy. • Second floor balconies and decks should be used only when the}7 do not intrude on the privacy of adjacent neighbors. ~e~kRt7~j ~ik~vor f~t+m a[te s4ary ~~ St~Fy ?aa~~oe h~Ut~~~ ..~ ~-- I Avoid second floor masses in locations that v~~ould block sun access to adjacent homes £} , -•,-. i .,~ ,~ • - Avoid placing windows in locations that would look into adjacent neighbors' windows or active private yard spaces Residential Design Guidelines 5-42 Public Review Draft February 1, 2008 35 BUILDING DESIGN 3 'R~~d~a~e~ i t i ~ ~ ~ ~ \._ ~ ; 1 ~~,(/ f~' i ~ _ i t __ ~ -~. '•.. ~,_._.~,~~~ a _.a.e.s.e s._ Place landscaping in the shaded areas shown on the diagram above to mitigate privacy intrusions on adjacent homes Rise decGd~uaa~s tree ~C ~t'~~ri 1Y~~~S 1r~s~t . ~'BB~S SC9f6~7T9G'~P StL'F~ '~~ _.~^ i ~ Use landscaping to minimize ener;y usage Town of Los Gatos • As a general rule, balconies and decks that are more Than to*o feet above grade should tr~~ to maintain a distance of ten feet from side property lines and to-ent5~ feet from rear prope~~~ lines a%hen the adjacent use is single famih~ resi- d ential. • ~~/hen allowed, the design of railings should be tailored to the prig-ac5- concerns- of neighbors (e.g., balcony or deck sides overlooking adjacent ~-indoa-s or actively used }-ard space should be solid in form). Open railings should on15T be used where privac~~ concerns are minimal. • Landscaping male be used to mitigate privac~~ concerns so long as the landscaping does not deny solar access to living spaces and activel~~ used ~-ard areas of neighboring homes. • Landscaping used for pnvacy screening puiPoses, should be of sufficient size and of an appropriate species to pro~7de such privac~i u-ithin a t~~~o 5°ear time fra-ne. • Trees should be twent~~-four inch boy: size. • Shrubs used to promote prig-ac~~ should be fifteen gallon in size and si_~ feet minimum height at plandr_g. • ?~s a general rule, privac~~ landscaping should be placed «7tln a cone-of-~~ision defined big a thirt~~ degree angle from the side window jambs of second store «~:ndows. 3.11.3 Qesign and plan for energy efficiency • Design to mini-r~ize energy costs b~~ selecting and locating landscaping and a7r!dows to block hot summer sun e~:po- sure and allow a~:nter sun exposure. 3.11.4 Soiar Panels • Locate solar panels so tinat t_hes are inconspicuous from the public right-of-oval-. • Align solar panel faces u-irln that of the underl5•ir_a roof slope. Avoid panels ~s-itln slopes that are aifferent than that of the roof. • Integrate the design of panels ir_to the design of the roof. A~-oid a tacked-on appearance. 3.11.5 Minirr~ize exterior lighting irrepae~s an neighbmrs • All exterior light fixtures should utilize sr~ields to ensure that light is directed to the ground surface and does not spill light onto neighboring parcels or produce glare «-hen seen from nearby homes. Decoratit-e residenfial light fi~ tares should be chosen rather than strictly utilitarian security- lighting n_~tures. 5-43 Residential Design Guidelines 36 Public Review Draft February 1, 2008 Town of Los Gatos BUILDING DESIGN 3 3.12 SUSTAINABLE DESIGN Sustainability and the conservation of natural resources are impor- tantissues to Los Gatos residents. Sustainability refers to the use of ~ natural resources >l~ a manner that ensures their contii_ued availability to future generations. The Town believes that historic preservation is the most sensitive path to sustainability, but recognizes that dzis is not alarays possible, and that an emphasis on green building can be an effective means of promoting the conservation of natural resources. The term green building is often used to relate sustair_abilit5~ to development Green building addresses a broad range of techniques to reduce the consumption of natural resources during construction and over the lifetime of a home. These >1-lclude desl~Qning structures to be energy and water efficient, utilizing builoir_g materials that reduce resource consumption and improve indoor air qualit~~, and tal;irlg ma~ilnum advantage of renew=able energy resources. The Green Building Strategies and ?~'Iaterials in r'~ppendi_v D contain design strategies that ma~;imize die use of renew>able energy resources for heating, cooling and lighting, additional strategies chat conserve energy and aTater, a list of building materials that reduce the consumption of nonreneu=able resources and improve air qual- ity, and a list of various sources for "green. building" information and then- u-eb sites. Residential Desi;n Guidelines 5-44 Public Review Draft February 1, 2008 3~ CITY OF CUPERTIhTO 10300 'Torre Avenue, Cuperllrco, California 95014 DE.I'AIZTMElITT OP COlVIlVIUNITY DEVELOPMENT IZEPOIZT POIt10~I Agenda Dale: May 13, 2008 Ilean Surr~mary: Discussion of the R-1 Ordinance first floor to second floor ratio requirements IZECOMI~IENDATION: Discuss this item, then note and file this report. BACKOIZOUND: On Tuesday May 6, 2008, the City Council amended the Planning Commission ioork prob am to include a review of the R-1 Ordinance first floor to second floor ratio requirement. The Council directed that the Planning Commission wrap up your work in September and present the recommendation to the City Council in October 2008. ' DISCUSSION: The Council direction Limited the amendment to considering if the second floor to first floor ratio should be changed. The Commission. is not authorized to evaluate changing second story setbacks or other elements of the ordinance such as the overall floor area ratio. Council members voiced concern that the 4,~ % second floor to first floor ratio inadvertently encourages 1loineov.~ners to increase the size of the first floor to ensure the second floor proportion is large enough to accommodate the desired number of bedrooms. Also, concern was expressed that the current formula results in a repetitive style of "wedding cake" architecture. For example a "Victorian" or "Queen Aru1e" style of architecture is difficult to design with the current rule. Staff anticipates that the ComJ.nission will need to address the amount of exposed second floor wall plane as this rule directly relates to the issue of potentially allowing the first and second floor walls to align. The Corrunission will need to assess if some alternate method of breaking up the wall plane should be considered such as atoning or trellis elements. Fi1a11y, the Coirunission may need to consider alternate re~Tiew procedures for applicants taking advantage of any amendments. Staff will send out acity-wide mailer and attempt to provide articles in the Cupertino Scene and on the tioeb site to keep the public informed of this review. Staff anticipates the item ~oill be ready for the Plaruing Commission in July 2008. In the meantune staff will evaluate if this change will potentially delay any other ~~Tork program items. Sttbrnillecl by: Steve Piasecki, Director of Community Developme 5-45