.02 MCA-2008-03 City of Cupertino CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application: MCA-2008-03 Agenda Date: September 9, 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
DISCUSSION
This item was continued from the August 26, 2008 Planning Commission hearing. Please refer
to the attached August 2611,staff report for the detailed analysis.
Prepared by: Gary Chao, Senior Planner
Approved by: Steve Piasecki, Director of Community Developm
Attachments
Exhibit A - August 26, 2008 Planning Commission Staff Report with Attachments.
2-1
Exhibit A
CITY 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 nein design reviezo 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
2-2
MCA-2008-03—R1 Ordinance
August 26, 2008
Page 2
their second floor area above 45%. Homes that are designed to meet the existing
R1 Ordinance would only be subject to the current R1 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 R1 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.
2-3
MCA-2008-03 -R1 Ordinance
August 26,2008
Page 3
Visual Relief 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
Approved by: Steve Piasecki, Director of Community Developmer�
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
2-4
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 deemed to be appropriate by the Direct of
Community Development
2-5
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 consider 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 design
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
inviting them to participate in the discussion (see attached).
DISCUSSION
Existing Ordiiiaiice
The existing RI 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 few public
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MCA -2008-03 — R1 ordinance
July 8, 2008
Paje 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 on an elevation to break up the vertical mass
of the house.
Keep second floor exterior wall 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 siding 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 with architectural integrity on all sides of the structure (maintain
symmetry, proportion and balance).
Avoid overly complex architectural elements and/or roof features.
Line up architectural features and elements both vertically and
horizontally (i.e., roofs or windows).
The Director's decision may be appealed to the Design Review Committee.
Prepared by: Leslie Gross, Assistant P1armer
Approved by: Steve Piasecki, Director of Community Developme�)�
Attachments
Exhibit A - Citywide postcard titled, "Limited Review of the Single Family Residential
(R 1) Ordinance".
Exhibit B - Draft Model Ordinance
Exhibit C - Highlights for the Los Altos Design 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 Design Guidelines.
2-12
4. Garage. The front face of a garage in an Rl 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 two 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 a single-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 required by the Uniform 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. No part of a lightwell retaining wall may be located within a required setback
area, except as follows:
a. The minimum side setback for a lightwell 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 lightwe11.2005 S-4
5. The perimeter of the basement and all lightwell retaining walls shall be treated
and/or 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 RI 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. A twenty -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
siable end of a roof enclosing an attic space may have a maxiunum 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.
2-16
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 nunimum of four feet from the
first story exterior wall plane.
a. The Director of Community Development may approve an exception to this
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
within a designated area be limited to one story in height (not exceeding eighteen feet) by
affixing an i designation to the R1 zoning district.
H. Second Story Decks. All new or expanded second story decks with views into
neighboring residential side or rear yards shall file for a Minor Residential Permit, subject
to Section 19.28.090, in order to protect the privacy of adjoining properties. The goal of
the permit 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.
1. 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 twenty feet.
1. 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 Permit subject to Section
19.28.090.
(Ord. 1954, (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)
2-17
.W,
City of Los Altos
Exhibit C
Single -Family Residential
IDD� � UG�12 M LO I Ii
New Homes
Remodels
1.0 INTRODUCTION
These guidelines were developed after an extensive community -wide look 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, newly built homes have more complex plan and building forms than existing
houses. This fact, along with 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 Los Altos.
These guidelines implement the goals and policies of the General Plan. They also identify
the findings from the Los 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
construction 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 a rural -like
atmosphere. 'Ilius, 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 lots, 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.
2-19
Residential Dasign Guidelines 2
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 City Council first amended the zoning regulations to lower
height and to establish daylight planes and floor area to lot 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!
2-20
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 within
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
2-21
characteristics of 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.
Consistent Setbacks
r *e,
cave lira-,
�,onsisient r-lelgnts/Massing
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.
• Approval of an inconsistent design will require mitigating design
measures to lessen the neighborhood impact. Mitigation 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.
Less Desirable
stay entry rr*&
I reave LLQ,
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.
2-22
s t r e e t
mail isRanch
Bungalow
Diverse House Types & Setbacks Diverse Styles and/or Sizes
It 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 CHARACTER 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.
Til - -- _
t..Not
Desirable - _ • a
Transitional Character Neighborhood: Remodels & Additions
4.2 SITE PIANNING
Integration of your home with the site is an important aspect to good design. How your
home is sited on its lot in relation tour neighbors, the placement of the garage and
1 23
5.4 DESIGN TO MINIMIZE 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.
ImpactLess
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 first floor.
2-24
• 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, T 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.
0 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 lack a clear overall design.
This often adds to the perception of excessive bulk.
Lower the height of a two-story house below 27 feet maximum to
mitigate other design issues.
Keep in mind that overdoing anything can result in added bulk.
5.5 LANDSCAPING
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.
Design around existing landscapQteffes
Town of Los Gatos
3.10.4 Chimneys
• Chimneys should extend to ground level. Avoid cantilevers
above the ground.
• Chimney materials, size, shape and height should be appro-
priate to the architectural style and to the scale of the house.
Avoid undersized chimneys that are too narrow and too low
Add chimneys for gas fireplaces when the architectural style
would normally feature chimneys.
• Provide chimney caps that are interesting and appropriate
to the architectural style.
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 skylights.
• Use flat profile skylights rather than domed models.
• Select glazing to avoid the feeling of roof beacons or lan-
terns that are highly visible from the street or neighboring
properties.
3.11 PRIVACY AND SOLAR ACCESS
3.11.1 Minimize shadow impacts on adjacent properties
• Locate structures to minimize blocking sun access to liv-
ing spaces and actively used outdoor areas on adjacent
homes.
3.11.2 Minimize privacy intrusions on adjacent
residences
•
Windows should be placed to minimize views into the living
spaces and yard spaces near neighboring homes.
• «hen windows are needed and desired in side building �valls,
they should be modest in size and not directly opposite
windows on adjacent homes.
• Where possible, second floor windows that might intrude
on adjacent property privacy should have sill heights above
eye level or have frosted or textured glass to reduce visual
exposure.
• Bay windows should be avoided on side walls where they
would intrude on adjacent residents' privacy.
• Second floor balconies and decks should be used only when
they do not intrude on the privacy of adjacent neighbors.
BUILDING DESIGN
3
Avoid second floor masses in locations that
would block sun access to adjacent homes
Avoid placing windows in locations that
would look into adjacent neighbors' windows
or active private yard spaces
Residential Design Guidelines 35
Public Review Draft February 1, 2008
Existing
Newtwo
one story
story home
house
Avoid second floor masses in locations that
would block sun access to adjacent homes
Avoid placing windows in locations that
would look into adjacent neighbors' windows
or active private yard spaces
Residential Design Guidelines 35
Public Review Draft February 1, 2008
BUILDING DESIGN
3
�' 3
07 V_
VVindows
_._._._,_.
Place landscaping in the shaded areas shown
on the diagram above to mitigate privacy
intrusions on adjacent homes
Use deciduous tree
to screen walls $rom
hot su•mmw sun
Use landscaping to minimize energy usage
Town of Los Gatos
• As a general rule, balconies and decks that are more than
two feet above grade should try to maintain a distance of
ten feet from side property lines and twenty feet from rear
property lines when the adjacent use is single family resi-
dential.
• When allowed, the design of railings should be tailored to
the privacy concerns of neighbors (e.g., balcony or deck
sides overlooking adjacent windows or actively used yard
space should be solid in form). Open railings should only
be used where privacy concerns are minimal.
• Landscaping may be used to mitigate privacy concerns
so long as the landscaping does not deny solar access to
living spaces and actively used yard areas of neighboring
homes.
• Landscaping used for privacy screening purposes, should be
of sufficient size and of an appropriate species to provide
such privacy within a two year time frame.
• Trees should be twenty-four inch box size.
• Shrubs used to promote privacy should be fifteen gallon in
size and six feet minimum height at planting.
• As a general rule, privacy landscaping should be placed with
a cone -of -vision defined by a thirty degree angle from the
side window jambs of second story windows.
3.11.3 Design and plan for energy efficiency
• Design to minimize energy costs by selecting and locating
landscaping and windows to block hot summer sun expo-
sure and allow winter sun exposure.
3.11.4 Solar Panels
• Locate solar panels so that they are inconspicuous from the
public right-of-way.
• Align solar panel faces with that of the underlying roof
slope. Avoid panels with slopes that are different than that
of the roof.
• Integrate the design of panels into the design of the roof.
Avoid a tacked -on appearance.
3.11.5 Minimize exterior lighting impacts on neighbors
All exterior light fixtures should utilize shields 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.
Decorative residential light fixtures should be chosen rather
than strictly utilitarian security lighting fixtures.
Residential Design Guidelines
36 Public Review Draft February 1, 2008
Town of Los Gatos
3.12 SUSTAINABLE DESIGN
Sustainability and the conservation of natural resources are impor-
tant issues to Los Gatos residents. Sustainability refers to the use of
natural resources in a manner that ensures their continued availability
to future generations.
The Town believes that historic preservation is the most sensitive
path to sustainability, but recognizes that this is not always 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 sustainability 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 include designing structures
to be energy and water efficient, utilizing building materials that
reduce resource consumption and improve indoor air quality, and
taking maximum advantage of renewable energy resources.
The Green Building Strategies and Materials in Appendix D
contain design strategies that maximize the use of renewable energy
resources for heating, cooling and lighting, additional strategies that
conserve energy and water, a list of building materials that reduce
the consumption of nonrenewable resources and improve air qual-
it-,; and a list of various sources for "green building" information
and their web sites.
BUILDING DESIGN
3
Residential Design Guidelines 37
Public Review Draft February 1, 2008
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Agenda Date: May 13, 2008
Item Summary:
Discussion of the R-1 Ordinance first floor to second floor ratio requirements
RECOMMENDATION:
Discuss this item, then note and file this report.
BACKGROUND:
ended the Planning
On Tuesday May 6, 2008, the City Council am
Planning Commission work program
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 chanted. 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 45 % second floor to first floor ratio 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, concern was expressed that
the current formula results in a repetitive style of "wedding cake" architecture. For example a
"Victorian" or "Queen Anne" style of architecture is difficult to design with the current rule.
Staff anticipates that the Commission 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 Conunission will need to assess if some alternate method of breaking
up the wail plane should be considered such as awning or trellis elements. Finally, the
Commission may need to consider alternate review procedures for applicants taking
advantage of any amendments.
Staff will send out a city-wide mailer and attempt to provide articles in the Cupertino Scene
and on the web site to keep the public informed of this review. Staff anticipates the item will
be ready for the Planning Commission in July 2008. In the meantime staff will evaluate if this
change will potentially delay any other work program items.
Submitted by: Steve Piasecki, Director of Community Developmei �
f��k�
2-46
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 consider 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 design
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
inviting them to participate in the discussion (see attached).
DISCUSSION
Existing Ordinance
The existing R1 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 few public
2-47
MCA -2008-03 — R1 ordinance
July 8, 2008
Page 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 on an elevation to break up the vertical mass
of the house.
=:> Keep second floor exterior wall 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 siding 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 with architectural integrity on all sides of the structure (maintain
symmetry, proportion and balance).
=> Avoid overly complex architectural elements and/or roof features.
=> Line up architectural features and elements both vertically and
horizontally (i.e., roofs or windows).
The Director's decision may be appealed to the Design Review Committee.
Prepared by: Leslie Gross, Assistant Planner
Approved by: Steve Piasecki, Director of Community Developmee� '—<-
Attachments
Exhibit A - Citywide postcard titled, "Limited Review of the Single Family Residential
(R 1) Ordinance".
Exhibit B - Draft Model Ordinance
Exhibit C - Highlights for the Los Altos Design 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 Design Guidelines.
2-53
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 two 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 a single-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 required by the Uniform 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. No part of a lightwell retaining wall may be located within a required setback
area, except as follows:
a. The minimum side setback for a lightwell 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 lightwell.2005 S-4
5. The perimeter of the basement and all lightwell retaining walls shall be treated
and/or reinforced with the most effective root barrier measures, as determined by the
Director of Community Development.
G. Height.
1. Maximum Building Height. The height of any principal dwelling in an Rl 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. A twenty -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.
2-57
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 this
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
within a designated area be limited to one story in height (not exceeding eighteen feet) by
affixing an i designation to the R 1 zoning district.
H. Second Story Decks. All new or expanded second story decks with views into
neighboring residential side or rear yards shall file for a Minor Residential Permit, subject
to Section 19.28.090, in order to protect the privacy of adjoining properties. The goal of
the permit 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.
1. 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 twenty feet.
1. 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 Permit subject to Section
19.28.090.
(Ord. 1954, (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)
2-58
Exhibit C
City of Los Altos
Single -Family Residential
IDIESIGN CGLCVIIDIELIINIES
New Homes
Remodels
1.0 INTRODUCTION
These guidelines were developed after an extensive community -wide look 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, newly built homes have more complex plan and building forms than existing
houses. This fact, along with 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 Los Altos.
These guidelines implement the goals and policies of the General Plan. They also identify
the findings from the Los Altos Municipal Code which must be followed to gain approval
of a project.
Las Altos requires design review on all residential construction. The majority of design
review is performed by Planning Department staff. Applications for two-story
construction 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 a rural -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 lots, 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.
Residential Design Guidelines 2
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 City Council first amended the zoning regulations to lower
height and to establish daylight planes and floor area to lot area ratios. After working with
these new regulations for a 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 within
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
9 — R RZ-3—: Pa
characteristics of 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.
Consistent Setbacks
consistent Heights/Massing
• 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. 'Ile
emphasis should be on designs that "fit in" and lessen abrupt changes.
' Approval of an inconsistent design will require mitigating design
measures to lessen the neighborhood impact. Mitigation may include change in
size, increased setbacks, large trees or other landscape materials for screening and other
changes in design to reduce impacts. 'Ile goal of mitigation is to soften the differences
between the new construction and the existing homes.
.: -Desirable
%,unsisient cnaracter 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.
Diverse House Types & Setbacks
Diverse Styles and/or 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.
• NUtigation for items such as size and bulk may be used for some
designs depending on the relationship of a home to its neighbors.
TRANSMONAL CHARACTER 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.
lot
Not .
DesirableDo .:
ransnionai unaracter Neighborhood: Remodels & Additions
4.2 SrM PIANNING
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 MINIMIZE 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.
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 first floor.
r
�\ MM,
Off
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 first floor.
r
�\ MM,
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 first 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, a 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 lack a clear overall design.
This often adds to the perception of excessive bulk.
• Lower the height of a two-story house below 27 feet maximum to
mitigate other design issues.
Keep in mind that overdoing anything can result in added bulk.
5.5 IANDSCAPING
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.
Design around existing landscape features
2-6fi
Town of Los Gatos
CONTENTS
1 INTRODUCTION
CONTENTS
Applicability.......................................................................5
39
Relationship to other plans.................................................6
Purpose.............................................................................6
41
Setting
7
Community Expectations.................................................10
Historic Preservation........................................................10
21
How to Read Your Neighborhood....................................11
22
General Design Principles................................................11
23
Maximum Floor Area Ratio..............................................12
25
Design Review Process.....................................................12
27
2 NEIGHBORHOOD PATTERNS General Neighborhood Design Principles ........................13
39
Street Presence...............................................................14
Formand Mass...............................................................15
41
Garages..........................................................................18
SiteDevelopment.................................................:.........20
3 BUILDING DESIGN General Building Design Principles ..................................
21
Architectural Style...........................................................
22
Height/Bulk/Scale...........................................................
23
Garages..........................................................................
25
Roofs..............................................................................
27
Entries............................................................................
29
Windows........................................................................
30
Materials.........................................................................
32
Additions/Accessory Buildings/Secondary Units ...............
33
Architectural Detail.........................................................34
Privacy and Solar Access .................................................
35
Sustainable Design..........................................................
37
4 HISTORIC RESOURCES Application/Enforcement.................................................
39
Historic Preservation.......................................................39
Approval Process for Historic Resource Alterations ..........
41
HistoricDistricts..............................................................43
Building Classifications....................................................43
Demolitions....................................................................
43
Pre -1941 Structures........................................................46
Protected Exterior Elements ............................................
46
Restoration/Rehabilitation/Reconstruction .......................
47
Additions and Outbuildings .............................................
54
New Construction...........................................................
55
Noncontributing Structures .............................................
56
5 GLOSSARY Definitions......................................................................58
Appendix A
APPENDICES How to Read Your Neighborhood Workbook
Appendix B
Historic Districts
Appendix C
Cellar Policy
Appendix D
Sustainable Design
Appendix E
Historic Resources Status Codes
Residential Design Guidelines 2-68 3
Public Review Draft February 1, 2008
Town of Los Gatos
ACKNOWLEDGMENTS
TOWN COUNCIL
Barbara Spector Major
Mike Wasserman Vice -Mayor
Steve Glickman
Diane McNutt
Joe Pirzynski
PLANNING COMMISSION
Joanne Talesfore Chair
D. Michael Kane Vice Chair
John Bourgeois
Philip Micciche
Thomas O'Donnell
Stephen M. Rice
Marico Sayoc
GENERAL PLAN COMMITTEE
John Bourgeois
Planning Cavvvisslo12
Tom O'Donnell
Planning Commission
Joanne Talesfore
Planning Commission
Joe Pirzynski
Town Council
Barbara Spector
Town Council
Barbara Cardillo
Communis, Services Commission
Marcia Jensen
Public Representative
Jane Ogle
Public Representative
Margaret Smith
Business Representative
HISTORIC PRESERVATION COMMITTEE
Kendra Burch Cbair
Len Pacheco Vice -Chair
Bob Cowan
Philip Micciche
Marico Sayoc
2_69 Residential Design Guidelines
4 Public Review Draft February 1, 2008
TOWN STAFF
Greg Larson
Town Manager
PamelaJacobs
Assistant Town Manager
Orry Korb
Town Attorng)
Bud Lortz
Conrmunit) Development Director
Randy Tsuda
Assistant Communis i Development Director
Sandy Baily
Associate Planner
Larry Cannon
Town Arcbitect /Cannon Design Group
2_69 Residential Design Guidelines
4 Public Review Draft February 1, 2008
Town of Los Gatos
BUILDING DESIGN
3
3.10.4 Chimneys
• Chimneys should extend to ground level. Avoid cantilevers
Existing
New two one tory
_ s
stn home house
above the ground.
•-,
• Chimney materials, size, shape and height should be appro-
priate to the architectural style and to the scale of the house.
Avoid undersized chimneys that are too narrow and too low.
Add chimneys for gas fireplaces when the architectural style
would normally feature chimneys.
• Provide chimney caps that are interesting and appropriate
Avoid second floor masses in locations that
to the architectural style.
would block sun access to adjacent homes
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 skylights.
• Use flat profile skylights rather than domed models.
• Select glazing to avoid the feeling of roof beacons or lan-
terns that are highly visible from the street or neighboring
properties.
3.11 PRIVACY AND SOLAR ACCESS
3.11.1 Minimize shadow impacts on adjacent properties
• Locate structures to minimize blocking sun access to liv-
ing spaces and actively used outdoor areas on adjacent
homes.
3.11.2 Minimize privacy intrusions on adjacent
residences
• Windows should be placed to minimize views into the living
spaces and yard spaces near neighboring homes.
• When windows are needed and desired in side building walls,
they should be modest in size and not directly opposite
windows on adjacent homes.
• Where possible, second floor windows that might intrude
on adjacent property privacy should have sill heights above
eye level or have frosted or textured glass to reduce visual
exposure.
•
Bay windows should be avoided on side walls where they
would intrude on adjacent residents' privacy.
• Second floor balconies and decks should be used only when
they do not intrude on the privacy of adjacent neighbors.
Avoid placing windows in locations that
would look into adjacent neighbors' windows
or active private yard spaces
Residential Design Guidelines 2-84 35
Public Review Draft February 1, 2008
BUILDING DESIGN
3
Windows
Place landscaping in the shaded areas shown
on the diagram above to mitigate privacy
intrusions on adjacent homes
Use deciduous tree
to screen walls lrom
hot summer sun
Use landscaping to minimize energy usage
Town of Los Gatos
• As a general rule, balconies and decks that are more than
two feet above grade should try to maintain a distance of
ten feet from side property lines and twenty feet from rear
property lines when the adjacent use is single family resi-
dential.
• When allowed, the design of railings should be tailored to
the privacy concerns of neighbors (e.g., balcony or deck
sides overlooking adjacent windows or actively used yard
space should be solid in form). Open railings should only
be used where privacy concerns are minimal.
• Landscaping may be used to mitigate privacy concerns
so long as the landscaping does not deny solar access to
living spaces and actively used yard areas of neighboring
homes.
• Landscaping used for privacy screening purposes, should be
of sufficient size and of an appropriate species to provide
such privacy within a two year time frame.
• Trees should be twenty-four inch box size.
• Shrubs used to promote privacy should be fifteen gallon in
size and six feet minimum height at planting.
• As a general rule, privacy landscaping should be placed with
a cone -of -vision defined by a thirty degree angle from the
side window jambs of second story windows.
3.11.3 Design and plan for energy efficiency
Design to minimize energy costs by selecting and locating
landscaping and windows to block hot summer sun expo-
sure and allow winter sun exposure.
3.11.4 Solar Panels
• Locate solar panels so that they are inconspicuous from the
public right-of-way.
• Align solar panel faces with that of the underlying roof
slope. Avoid panels with slopes that are different than that
of the roof.
• Integrate the design of panels into the design of the roof.
Avoid a tacked -on appearance.
3.11.5 Minimize exterior lighting impacts on neighbors
All exterior light fixtures should utilize shields to ensure
that light is directed to the ground surface and does not
spill light onto neighboring parcels or produce glare when
seen from nearby homes.
Decorative residential light fixtures should be chosen rather
than strictly utilitarian security lighting fixtures.
2-85 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-
tant issues to Los Gatos residents. Sustainability refers to the use of
natural resources in a manner that ensures their continued availability
to future generations.
The Town believes that historic preservation is the most sensitive
path to sustainability, but recognizes that this is not always 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 sustainability 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 include designing structures
to be energy and water efficient, utilizing building materials that
reduce resource consumption and improve indoor air quality, and
taking maximum advantage of renewable energy resources.
The Green Building Strategies and Materials in Appendix D
contain design strategies that maximize the use of renewable energy
resources for heating, cooling and lighting, additional strategies that
conserve energy and water, a list of building materials that reduce
the consumption of nonrenewable resources and improve air qual-
ity, and a list of various sources for "green building" information
and their web sites.
Residential Design Guidelines 2-86 37
Public Review Draft February 1, 2008
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Agenda Date: May 13, 2008
Item Summary:
Discussion of the R-1 Ordinance first floor to second floor ratio requirements
RECOMMENDATION:
Discuss this item, then note and file this report.
BACKGROUND:
On Tuesday May 6, 2008, the City Council amended the Planning Commission work program
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 45% second floor to first floor ratio inadvertently encourages
homeowners to increase the size of the first
bthe
Also co ern second was expressed that r proportin is large
enough to accommodate the desired number of bedrooms.
the current formula results in a repetitive style of "wedding cake" architecture. For example a
"Victorian" or "Queen Anne" style of architecture is difficult to design with the current rule.
Staff anticipates that the Commission 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 Commission will need to assess if some alternate method of breaking
up the wall plane should be considered such as awning or trellis elements. Finally, the
Commission may need to consider alternate review procedures for applicants taking
advantage of any amendments.
Staff will send out a city-wide mailer and attempt to provide articles in the Cupertino Scene
and on the web site to keep the public informed
8t In themeantime ime stafftaff lwill evaluate if this
tes the item will
be ready for the Planning Commission in July
change will potentially delay any other work program items.
Submitted by: Steve Piasecki, Director of Community Developmei . t
2-87