HomeMy WebLinkAbout2013_09_09 Agenda Packet - Joint Study Session - Residential Design Handbook1
AGENDA
SPECIAL MEETING
SARATOGA CITY COUNCIL
SEPTEMBER 9, 2013
SPECIAL MEETING – 6:00 P.M. ADMINISTRATIVE CONFERENCE ROOM, 13777
FRUITVALE AVENUE
CALL MEETING TO ORDER – 6:00 p.m.
REPORT ON POSTING OF AGENDA
(Pursuant to Gov’t. Code 54954.2, the agenda for this meeting was properly posted on
September 4, 2013)
COMMUNICATIONS FROM COMMISSIONS & PUBLIC
ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS
Any member of the public will be allowed to address the City Council for up to three (3) minutes
on matters not on this agenda. The law generally prohibits the council from discussing or taking
action on such items. However, the Council may instruct staff accordingly regarding Oral
Communications under Council Direction to Staff.
COUNCIL DIRECTION TO STAFF
Instruction to Staff regarding actions on current Oral Communications.
1. Proclamation Declaring the week of September 9, 2013 as “Architecture Week”
Recommended Action:
Read and present proclamation to representatives of the American Institute of Architects
Santa Clara Valley Chapter.
2. Joint Study Session with the Planning Commission on In Progress Update to the Design
Review Handbook
Recommended Action:
Discuss the Single Family Residential Design Handbook.
ADJOURNMENT
In accordance with the Ralph M. Brown Act, copies of the staff reports and other materials provided to
the City Council by City staff in connection with this agenda are available at the office of the City Clerk
at 13777 Fruitvale Avenue, Saratoga, CA 95070. Note that copies of materials distributed to the City
2
Council concurrently with the posting of the agenda are also available on the City Website at
www.saratoga.ca.us. Any materials distributed by staff after the posting of the agenda are made available
for public review at the office of the City Clerk at the time they are distributed to the City Council.
In Compliance with the Americans with Disabilities Act, if you need assistance to participate in
this meeting, please contact the City Clerk at 408/868-1269. Notification 24 hours prior to the
meeting will enable the City to make reasonable arrangements to ensure accessibility to this
meeting. [28 CFR 35.102-35.104 ADA title II]
Certificate of Posting of Agenda:
I, Crystal Bothelio, City Clerk for the City of Saratoga, declare that the foregoing agenda for the
meeting of the City Council was posted and available for public review on September 4, 2013 at
the City of Saratoga, 13777 Fruitvale Ave., Saratoga, CA 95070 and on the City’s website at
www.saratoga.ca.us.
Signed this 4th day of September 2013 at Saratoga, California.
Crystal Bothelio, City Clerk
Page 1 of 2
SARATOGA CITY COUNCIL &
PLANNING COMMISSION
MEETING DATE: September 9, 2013 AGENDA ITEM:
DEPARTMENT: Community Development CITY MANAGER: Dave Anderson
PREPARED BY: Cynthia McCormick DIRECTOR: James Lindsay
SUBJECT: Joint Study Session Discussion of the In Progress Update to the Design Review
Handbook
BACKGROUND:
The Single Family Residential Design Review Handbook (Handbook) was adopted by the City
Council in 1988, following adoption of the single-family residential design review ordinance in
1981. Design review was an aesthetic/scenic quality policy resulting from Measure A and the
Hillside Specific Plan that was adopted in 1981 and many of the illustrations are of hillside
structures and relate to hillside construction. The City Council approved the Planning
Commission’s request to update the Handbook as part of the Community Development 2013
Work Plan early this year to make it more relevant to the type of infill redevelopment occurring
in the R1 districts and to reduce ambiguity in the document.
DISCUSSION:
The primary objectives of the Joint Study Session are to obtain feedback on:
1) The suggested updates to the design review findings
2) Moving R1 development standards (such as floor area limits) out of the Design Review
section and into the Single Family section of the City Code.
3) The working draft of the Handbook
The Planning Commission has made significant progress in updating the Handbook since starting
the project in March. It became apparent early in the draft process, that the ambiguity of the
current Handbook was also reflected in the current design review findings. This ambiguity has
led to conflict between neighbors, homeowners, and applicants.
Therefore, the Commission is suggesting updates to the design review findings (Attachment A)
to correspond to the updates being considered to the Handbook (Attachment B – working draft).
Work on the Handbook is not complete as the Commission is still reviewing and commenting on
illustrations, policies and techniques, and the overall layout. The proposed findings are meant to
be more precise with the objective of having the details and methods clearly discussed and
illustrated in the Handbook. Two options are currently shown for finding (a) with a choice
between “minimize impacts” or “avoids unreasonable interference” with respect to privacy and
community view sheds that will be discussed in more detail during the study session.
Page 2 of 2
Staff and the Commission are recommending that all development standards for single family
homes be located within one section of the City Code to provide clarity to the public. Currently
the standards are spread between Article 15-22 – Single-Family Residential Districts and Article
15-45 – Single Family Design Review. Attachment D illustrates how the development standards
(such as allowable floor area) that are contained in Article 15-45 could be moved to consolidate
all standards to one location. No changes to the single family development standards are be
proposed with this re-organization.
ATTACHMENTS:
A. Design Review Findings Comparison Chart
B. Working Draft of the updated Handbook
C. Existing Residential Design Handbook
D. Example of consolidating residential development standards to Article 15-22
Page
1
of
3
DESIGN
REVIEW
FINDINGS
COMPARISON
City
Council
/
Planning
Commission
Joint
Study
Session
9/9/13
Views
&
Privacy
Existing
Findings
Proposed
Findings
(a)
Avoid
unreasonable
interference
with
views
and
privacy.
The
height,
elevations
and
placement
on
the
site
of
the
proposed
main
or
accessory
structure,
when
considered
with
reference
to:
(1)
The
nature
and
location
of
residential
structures
on
adjacent
lots
and
within
the
neighborhoods;
and
(2)
Community
view
sheds
will
avoid
unreasonable
interference
with
views
and
privacy.
All
homes:
Option
1
(a)
The
height
of
the
structure,
its
location
on
the
site,
and
its
architectural
elements
are
designed
to
minimize
impacts
to
privacy
and
community
view
sheds
Option
2:
(a)
The
height
of
the
structure,
its
location
on
the
site,
and
its
architectural
elements
are
designed
avoids
unreasonable
interference
with
privacy
and
community
view
sheds
Hillside
lots:
(f)
On
hillside
lots,
the
location
and
design
of
the
structure
avoids
unreasonable
impacts
to
ridgelines,
significant
hillside
features,
and
community
view
sheds
Trees,
Grading,
Natural
Landscape
Existing
Findings
Proposed
Findings
(b)
Preserve
natural
landscape.
The
natural
landscape
will
be
preserved
insofar
as
practicable
by
designing
structures
to
follow
the
natural
contours
of
the
site
and
minimizing
tree
and
soil
removal;
grade
changes
will
be
minimized
and
will
be
in
keeping
with
the
general
appearance
of
neighboring
developed
areas
and
undeveloped
areas.
(b)
Site
development
follows
the
natural
contours
of
the
site,
minimizes
grading,
and
is
appropriate
given
the
property’s
natural
constraints
(e) The
landscape
design
minimizes
hardscape
in
the
front
setback
area
and
complements
the
streetscape
in
the
neighborhood
Page
2
of
3
(c)
Preserve
protected
native
and
heritage
trees.
All
heritage
trees
(as
defined
in
Section
15-‐50.020(l))
will
be
preserved.
All
protected
and
native
trees
as
defined
in
Section
15-‐
50.050
will
be
preserved,
or,
given
the
constraints
of
the
property,
the
number
approved
for
removal
will
be
reduced
to
an
absolute
minimum.
Removal
of
any
smaller
oak
trees
deemed
to
be
in
good
health
by
the
City
Arborist
will
be
minimized
using
the
criteria
set
forth
in
Section
15-‐50.080
(f)
Current
grading
and
erosion
control
methods.
The
proposed
site
development
or
grading
plan
incorporates
current
grading
and
erosion
control
standards
used
by
the
City.
(c)
Impacts
to
protected
trees
will
be
kept
to
an
absolute
minimum
and
heritage
tress
will
be
preserved
(b)
Site
development
follows
the
natural
contours
of
the
site,
minimizes
grading,
and
is
appropriate
given
the
property’s
natural
constraints
Compatibility
/
Mass
/
Bulk
Existing
Findings
Proposed
Findings
(d)
Minimize
perception
of
excessive
bulk.
The
proposed
main
or
accessory
structure
in
relation
to
structures
on
adjacent
lots,
and
to
the
surrounding
region,
will
minimize
the
perception
of
excessive
bulk
and
will
be
integrated
into
the
natural
environment.
(e)
Compatible
bulk
and
height.
The
proposed
main
or
accessory
structure
will
be
compatible
in
terms
of
bulk
and
height
with
(1)
existing
residential
structures
on
adjacent
lots
and
those
within
the
immediate
neighborhood
and
within
the
same
zoning
district;
and
(2)
the
natural
environment;
and
shall
not
(1)
unreasonably
impair
the
light
and
air
of
adjacent
properties,
nor
(2)
unreasonably
impair
the
ability
of
adjacent
properties
to
utilize
solar
energy.
(d)
The
overall
mass
of
the
structure
and
its
architectural
elements
are
balanced
on
the
structure
itself
and
in
scale
with
the
neighborhood
Page
3
of
3
Handbook
Consistency
Existing
Findings
Proposed
Findings
(g)
Design
policies
and
techniques.
The
proposed
main
or
accessory
structure
will
conform
to
each
of
the
applicable
design
policies
and
techniques
set
forth
in
the
Residential
Design
Handbook
and
as
required
by
Section
15-‐45.055
(g)
The
design
of
the
structure
and
site
development
plan
is
consistent
with
the
Residential
Design
Handbook,
pursuant
to
City
Code
Section
15-‐45.055
SINGLE FAMILY RESIDENTIAL
DESIGN REVIEW HANDBOOK
CITY OF
SARATOGA
DRAFT
SINGLE FAMILY RESIDENTIAL
DESIGN REVIEW HANDBOOK
CITY OF
SARATOGA
DRAFT
1
In recognition of the city’s unique character and the desire to protect the residential characteristics of its neighborhoods, the City Council
has adopted the Residential Design Handbook. This handbook serves to guide the homeowners, architects, and builders
in designing new single-family homes or remodeling existing homes in a manner that is compatible with surrounding properties.
The Residential Design Handbook embodies and illustrates the intent of the design review findings found in City Code Section 15-45.080
and serves as a guide to staff, the Planning Commission and the City Council in the single-family design review process.
GENERAL PLAN GOALS
The General Plan represents the
community’s objectives for its future
and includes goals, policies, and
implementation measures upon
which the City Council and Planning
Commission base their decisions.
Goals include:
Maintaining the predominantly
small town residential character of
Saratoga which includes semi-rural
and open space areas
Using the design review process to
assure that new construction and
major additions thereto are
compatible with the site and the
adjacent surroundings
DESIGN REVIEW FINDINGS
The Planning Commission shall not grant design review approval unless it is
able to make the following findings. These findings are in addition to, and not a
substitute for, compliance with all other Zoning Regulations (which constitute
the minimum requirements as provided in City Code Section 15-05.050.)
1. Site development follows the natural contours of the site, minimizes
grading, and is appropriate given the property’s natural constraints
2. Impacts to protected trees will be kept to an absolute minimum
3. The height of the structure, its location on the site, and its architectural
elements are designed to minimize impacts to privacy and community
viewsheds
4. The overall mass of the structure and its architectural elements are
balanced on the structure itself and in scale with the neighborhood
5. The landscape design minimizes hardscape in the front setback area and
complements the streetscape in the neighborhood
6. The design of the structure and site development plan is consistent with the
Residential Design Handbook, pursuant to City Code Section 15-45.055
7. On hillside lots, the location and design of the structure minimizes impacts
to ridgelines, significant hillside features, and community viewsheds
DRAFT
2
Refer to Appendix A for the Hillside Residential Guidelines (also applies to lots with an average slope of 10% or greater)
Refer to Appendix B for an overview of the Design Review Process
Refer to Appendix C for the Good Neighbor Worksheet
All Design Review projects shall be consistent with this Handbook. This Handbook may also be helpful for technical review projects.
NEIGHBORHOOD CONTEXT…...........3
Mass……………………………………………..…….4
Height, Scale and Proportion....………..…...5
Streetscape……………………………………..……6
Two-story Structure………………………..…….7
SITE PLANNING …………….…......….8
The Lot…………………………………………..…….9
Setbacks………………………………………..…….10
Privacy…………………………………………………11
Solar Access ………………………………………..12
BUILDING DESIGN …………………….…………13
Porches and Entry Features……….…………………………14
Garage………………………………….….…………………………15
Roof, Eaves, and Wall Planes….….…………………………16
Windows Dormers and Balconies.…………………………17
Exterior Materials and Details….………………………….18
LANDSCAPING ……………….…………………...19
Front Yard Landscaping……………………………….……….20
Pervious Materials and Hardscape..……………………..…21
Grading, Drainage, and Erosion Control…..…………….22
Water Efficient Landscaping………………………………….23
Each section and corresponding guideline includes the following components:
Applicable Findings – The first page of each section identifies relevant design review findings required for project approval
Design Techniques – Each guideline includes design techniques that should be considered for meeting the findings
Illustrations – Each guideline includes illustrated examples of design techniques
DRAFT
3
SINGLE FAMILY RESIDENTIAL
DESIGN REVIEW HANDBOOK
Site development follows the
natural contours of the site,
minimizes grading, and is
appropriate given the
property’s natural
constraints
Impacts to protected trees
will be kept to an absolute
minimum
The height of the structure,
its location on the site, and
its architectural elements are
designed to minimize privacy
impacts
The overall mass of the
structure and its
architectural elements are
balanced on the structure
itself and in scale with the
neighborhood
The landscape design
minimizes hardscape in the
front setback area and
complements the streetscape
in the neighborhood
On hillside lots, the location
and design of the structure
minimizes impacts to
ridgelines and significant
hillside features
NEIGHBORHOOD CONTEXT
People think of their “neighborhood” in different ways. When establishing the existing neighborhood design context, the boundaries of a neighborhood could include
an area with the following characteristics in common: Similar zoning, part of a sub-division, common access routes, walkable radius (15 minutes, about quarter mile
radius), similar architectural styles/tree or landscaping patterns, main streets as a boundary. This handbook is not intended to prevent change in a neighborhood,
nor should it be construed as an obligation to adhere to an existing style or prescriptive design. Modernization of the City’s aging housing can be done in a manner
that recognizes and respects the unique features and characteristics of each neighborhood.
When evaluating a
proposal for a new
home or significant
addition to an existing
home, the planning
staff and Planning
Commission will look
at design elements
that are consistent in
the neighborhood.
These design elements
include, but are not
limited to:
• Front yard setback
• Side yard setbacks
• Building size
• Building height
• Chimneys
• Roof over-hangs
• Eave heights
• Garage location
• Entry elements
• Porch details
• Dormers
• Windows
• Bay windows
• Wainscoting
• Exterior materials
• Architectural details
DESIGN REVIEW
FINDINGS
DRAFT
4
The home to the right appears massive in comparison to the home to the left. Bringing the height of the entry down, changing the
roof design, and reducing the mass of the home facing the street would help bring it into scale with the adjacent residence. The
perspective drawing below illustrates the mass of the home as on the streetscape.
MASS NEIGHBORHOOD CONTEXT
Mass is correlated with the physical size (i.e., bulk and volume) and configuration of a structure and the design of its architectural features. The perception of
mass is a reflection of how large a home appears in a neighborhood. The mass of a structure is controlled in part by height limits, minimum setbacks and
maximum floor area limits. However, a structure that maximizes the allowable floor area and minimizes the required setbacks may appear bulky and out of
context in the neighborhood. A structure that is thoughtfully designed and sited appropriately on the lot will have less impact on the neighborhood.
The design should
incorporate one or
more of the following
techniques:
o Manage bulk and
mass in the initial
design stage, not after
the floor plan is
developed
o Manage mass through
appropriate building
design rather than
with landscaping
o Design the structure
with simple and well-
proportioned massing
o Setback large or tall
building elements
from the street and
adjacent residences
o Utilize simple roof
forms and/or wall
planes
o Minimize the use
of excessive colors
and materials
DESIGN
TECHNIQUES
DRAFT
5
The design should
incorporate one or more of
the following techniques:
o Increase the side yard
setbacks of a home that
is significantly taller
than adjacent homes
o Incorporate front and
side wall plane heights
that are in scale with
adjacent residences
o Incorporate eaves and
roof lines that are in
scale with adjacent
residences
o Minimize the height and
width of appurtenances
o Minimize the height and
width of the entry
o Minimize the use of
visually heavy materials
o Avoid flattening the top
of a sloped roof to
accommodate height
limitations
DESIGN
TECHNIQUES
HEIGHT, SCALE, AND PROPORTION
Scale refers to the overall height and size of a structure. Proportion refers to the relative size of a structure. The height and scale of a structure should be
proportionate to the size and shape of the lot; the height and scale of adjacent structures; and the character of a particular neighborhood. The spaces between the
homes in a neighborhood will also affect the perception of height and scale of a structure.
Maximizing the height and
minimizing the setbacks of
this home overwhelms the
adjacent residence.
Setting the second story back
and incorporating similar first
story eave lines and roof forms
as the adjacent residence
helps brings this home into
scale with the neighborhood.
Existing single story home.
NEIGHBORHOOD CONTEXT DRAFT
6
The Streetscape represents the visual elements of a street, including the roadway, driveways, walkways, fencing, trees, structures, and landscaping that
combine to form the street's character. The streetscape is affected by the setbacks between individual properties and the setback between each home and the
street. The design of a structure and front yard landscape should complement the generally established neighborhood street character.
The homes along this street share proportional characteristics such as similar L-shaped footprint, garage location, and
roof type, while maintaining personal design elements such as siding material, roof material, exterior colors and trim.
The design is well composed on both sides
facing the street
The building footprint on the right is compatible with the
predominant streetscape pattern while the building footprint
on the left will likely appear bulky and out of place
NEIGHBORHOOD CONTEXT STREETSCAPE
DESIGN
TECHNIQUES
The design should
incorporate one or more of
the following techniques:
o Maintain the generally
established front yard
setbacks along the street
o Maintain the generally
established driveway
patterns along the street
o Design both street facing
facades of a corner lot in a
well composed manner
o Use exterior materials that
complement the streetscape
o Minimize any large expanse
of roof seen from the street
o Deemphasize the garage
presence on the street
o Minimize the height of the
entry and other features
seen from the street
o Minimize the overall
mass of a structure on
a non-conforming lot
DRAFT
7
A new two-story home
or addition in a
predominately single-
story neighborhood
should incorporate one
or more of the following
design techniques:
o Increase the side yard
setbacks of a home that
is significantly larger
than adjacent homes
o Incorporate single-
story elements in the
front
o Minimize the height of
second story wall
planes and eave lines
o Incorporate the second
story within the roof
form
o Align the first story
eave lines to be in scale
with adjacent
structures
o Setback the second
story in proportion to
the size of the lot and
proximity to neighbors
With few exceptions, a two-story home is permitted and possible. If designed with consideration of the surroundings, a two-story design can have benefits such
as increased distance between structures on adjacent properties, reduced grading and lot coverage, and minimized impact on trees, creeks, and other natural
features and habitat. For neighborhoods primarily consisting of single-story homes, an effort should be made to design a new two-story home or addition that
blends in seamlessly with the neighborhood. The design should incorporate single-story features which reduce the visual impact of the second story.
TWO-STORY STRUCTURE NEIGHBORHOOD CONTEXT
DESIGN
TECHNIQUES
This full height two-story
home with high eaves
and wide roof ridge is
out of scale with the
adjacent single story
home.
By lowering the eave
line and containing the
square footage under
the roof with dormers,
this two-story home is
more in scale with the
neighborhood than the
home to the far left.
Setting the second story
back and incorporating
similar eave lines and
roof forms as the
adjacent residence helps
brings this home into
scale with the
neighborhood.
Existing single-story
home.
DRAFT
8
Site development follows the
natural contours of the site,
minimizes grading, and is
appropriate given the
property’s natural
constraints
Impacts to protected trees
will be kept to an absolute
minimum
The height of the structure,
its location on the site, and
its architectural elements are
designed to minimize privacy
impacts
The overall mass of the
structure and its
architectural elements are
balanced on the structure
itself and in scale with the
neighborhood
The landscape design
minimizes hardscape in the
front setback area and
complements the streetscape
in the neighborhood
On hillside lots, the location
and design of the structure
minimizes impacts to
ridgelines and significant
hillside features
Site Planning is the process of identifying the site’s natural features and constraints. The initial site plan assessment should take into account sun and wind
orientation, site drainage, existing trees and landscaped areas, and proposed areas for driveways, pathways, gardening and outdoor entertainment. The site
assessment should also consider the location of existing structures adjacent to the site and general similarities and differences in the size, dimensions, and
topography of the site and of neighboring properties. Areas with potential privacy impacts for both the owner and neighbors should be managed in the site plan
design, rather than after the floor plan is developed. A successful site plan will minimize privacy impacts and minimize impacts to trees and other natural
features of the site.
SINGLE FAMILY RESIDENTIAL
DESIGN REVIEW HANDBOOK SITE PLANNING
DESIGN REVIEW
FINDINGS
When designing the site plan, consider
neighborhood patterns such as garage location,
setbacks, and front yard landscaping
This site plan considers areas with potential
privacy impacts, site drainage patterns, the location
of existing trees, and sun and wind orientation
DRAFT
9
The Zoning Code separates different areas of the city into zoning districts. Each zoning district sets the standard for minimum lot size, minimum setbacks, and
maximum lot coverage allowed on a property. These standards help to provide adequate light, air, privacy and open space for each single-family home in the
City. The size of the lot may determine the maximum size of the home that can be built upon it. On hillside lots, the topography may also limit the size of the
home that can be built.
SITE PLANNING THE LOT
DESIGN
TECHNIQUES
The design should
incorporate one or more
of the following
techniques:
o Coordinate the site
plan and floor plan to
accommodate lot
constraints including
the preservation of
existing trees
o Design the size, mass,
and height of a
structure to be in
proportion to the size
and shape of the lot
o Minimize the amount
of hardscape in the
front yard
o Minimize the size of a
structure on a non-
conforming lot
o Pay particular
attention to privacy
concerns on sub-
standard or small lots
This home was designed
to maximize the floor plan
rather than respond to
neighborhood patterns.
The site plan was
developed after a thorough
understanding of all lot
constraints including
orientation of homes on
adjacent lots.
Existing home Proposed Site Plan Existing home
Existing home Proposed Site Plan Existing home
DRAFT
10
Setbacks provide openings for light and air, enhance privacy, and create boundaries between properties. The minimum requirements for the front, side, and
rear yard setbacks are based on the designated zoning district. However, many older neighborhoods were built with larger setbacks. The design plan should
consider established neighborhood setbacks, even when such setbacks may be more restrictive than the Zoning Code.
While this home
meets the required
front yard setback,
its placement on the
lot is out of character
with the other
homes, disrupting
the natural flow
along the street.
SITE PLANNING SETBACKS
DESIGN
TECHNIQUES
The home on the right is set
back from the adjacent property in
proportion to its size and height.
The design should
incorporate one or more
of the following
techniques:
o Maintain the generally
established front yard
setbacks along the
street
o Design side yard
setbacks to minimize
impacts on neighbor
privacy
o Setback the structure
from adjacent
properties in
proportion to its size
and height
o Increase the setbacks
of a large structure
o Increase the side yard
setbacks of a two-story
structure
Property
line fence
DRAFT
11
Privacy, both within a home and in an enclosed yard, is important to residential quality of life in Saratoga. Privacy issues should be resolved in the initial design
stage, not as an afterthought. Residential privacy should not be achieved solely with fencing and landscaping between properties. The building’s design should
be the primary means of addressing privacy impacts. Privacy impacts should be minimized to the best extent possible through appropriate placement of buildings,
windows, doors, and balconies.
Window A has a direct view through the neighbor’s window.
Window B has a less direct view due to its placement.
Offset the placement of windows and doors
between adjacent properties.
Minimize the
placement of
windows directly
across from
neighbor’s private
indoor and outdoor
areas.
SITE PLANNING PRIVACY
DESIGN
TECHNIQUES
The design should
incorporate one or more
of the following
techniques:
o Engage neighbors
for feedback early in
the design process
o Minimize the
placement of windows
and balconies in direct
view of neighbor’s
private indoor and
outdoor areas
o Minimize the size of
2nd story windows
o Locate larger windows
needed for egress in
areas that don’t have
privacy impacts
o Utilize clerestory
windows or windows
with higher sills where
privacy is a concern
o Preserve existing trees
that provide screening
between properties Use clerestory windows where light is desired
but privacy is a concern.
DRAFT
12
The design should
incorporate one or more
of the following
techniques:
o Locate and design a
structure to minimize
shadows on neighbors’
pool, yard areas, or
solar systems
o Design landscaping to
minimize interference
with a neighbor’s solar
access
o Minimize the
appearance of roof
mounted solar panels
o Minimize energy usage
through careful
selection and
placement of windows
o Landscape with
deciduous trees that
increase sun exposure
in the winter and block
sun in the summer
o Locate main living
areas and windows
along south elevations
Solar access is the ability of a property to collect active and passive solar energy directly from the sun. Solar panels are increasingly used as a means of reducing
energy use from industrial sources. Passive solar design takes advantage of a building’s site, climate, and materials to minimize energy use. A passive solar home
collects heat as the sun shines through south-facing windows and retains it in materials that store heat, known as thermal mass.
Depending on sun angle, a structure’s mass can cast a
substantial shadow on adjacent properties and interfere with solar
collectors or sunlight exposure on a neighbor’s yard or pool
Reversing the floor plan and adjusting the slope, eave line(s), and
orientation of this home’s roof planes reduces the shadowing effect
SITE PLANNING SOLAR ACCESS
DESIGN
TECHNIQUES
State Law sets forth minimum requirements for non-interference with neighboring properties’ solar access. Cal. Public Resources Code Section 25982
forbids any tree or shrub from being planted so as to cast a shadow “greater than 10 percent of the collector absorption area upon [an existing
neighboring] solar collector surface at any one time between the hours of 10 a.m. and 2 p.m., local standard time.” This standard is a statutory
minimum, in addition to this Handbook’s guidelines to minimize interference with a neighbor’s solar access due to landscaping and building design.
Summer Solstice Winter Solstice
DRAFT
13
Building Design is a reflection of individual taste, family needs, and the nature of a home’s living space. The design of a home and its architectural style will
continue to evolve over time. New and older structures need not look alike, but should exhibit threads of commonality including building form, roof type and the
relative size of windows, doors, entries, and other major building elements.
Site development follows the
natural contours of the site,
minimizes grading, and is
appropriate given the
property’s natural
constraints
Impacts to protected trees
will be kept to an absolute
minimum
The height of the structure,
its location on the site, and
its architectural elements are
designed to minimize
privacy impacts
The overall mass of the
structure and its
architectural elements are
balanced on the structure
itself and in scale with the
neighborhood
The landscape design
minimizes hardscape in the
front setback area and
complements the streetscape
in the neighborhood
On hillside lots, the location
and design of the structure
minimizes impacts to
ridgelines and significant
hillside features
SINGLE FAMILY RESIDENTIAL
DESIGN REVIEW HANDBOOK BUILDING DESIGN
DESIGN REVIEW
FINDINGS
DRAFT
14
The front porch and entry are one of the most defining design components of a home and represent a transitional space between the external and internal
environments. Large new homes built in neighborhoods with smaller homes can create visual impacts through the use of tall, formal entries that are in stark
contrast to their more modest neighbors. Entries should be in scale with the existing neighborhood pattern and integrated with the structure in composition,
scale and design character. Balconies are also often a prominent element of a building’s architecture and should be designed with attention to scale and privacy.
The wide entry and round columns are inconsistent
with the architectural style and out of scale with other
elements of the home
The tall and narrow entry on this home accentuates the
height of the entire structure. Lowering the eave would
reduce its prominence
This porch deemphasizes the second story
BUILDING DESIGN FRONT PORCH, ENTRY, AND BALCONIES
DESIGN
TECHNIQUES
This porch is appropriate to the architectural style of the home
The design should
incorporate one or more
of the following
techniques:
o Design the porch and
entry to be in scale
with other structures
in the neighborhood
o Design the entry
height in proportion
to the structure
Design entry eave lines
in proportion with
adjacent residences
o Design the height
and width of columns
in proportion to the
structure
o Incorporate entry and
porch materials that
are architecturally
appropriate
o Orient upper floor
balconies towards
large yard areas
DRAFT
15
The design should
incorporate one or more
of the following
techniques:
o Design a garage
that is in scale
with the structure
o Deemphasize the
presence of the garage
on the facade
o Select garage door
colors and materials
that are compatible
with the architecture
o Face the garage doors
perpendicular to the
street if lot size allows
o Offset the wall planes
of a three car garage
The location and size of the garage will influence the amount of hardscape in the front yard and the landscaped space between residences. Designing a two-car
garage on a narrow lot will require additional consideration to avoid overwhelming the façade of the home. Large homes on large lots can accommodate a three-
car garage, so long as it is done with consideration of impacts to the streetscape and neighborhood character.
This three-car garage is placed perpendicular to the lot
frontage, and is designed with windows facing the street, giving it a
more street friendly presence
This garage is setback from the home, diminishing its presence
on the street
This three-car garage is the foremost feature on the
home and overwhelms the façade. The second story
element of this home also places emphasis on the garage
GARAGE BUILDING DESIGN
DESIGN
TECHNIQUES
DRAFT
16
BUILDING DESIGN
The design should
incorporate one or more
of the following
techniques:
o Incorporate wall
planes and plate
heights that are in
scale with homes in
the neighborhood
o Incorporate roof and
eave lines that are in
scale with homes in
the neighborhood
o Select a roof design
and materials that
are architecturally
appropriate
o Design primary and
secondary roof forms
that are compatible
with each other in
terms of slope, mass,
and complexity
o Utilize simple roof
forms
o Minimize unbroken
roof surfaces and
extensive ridgelines
DESIGN
TECHNIQUES
ROOFS, EAVES, AND WALL PLANES
Roofs are a significant structural component of a building and largely responsible for defining the character of a home. The principle features of a roof are the
shape, pitch, and materials – all of which determine architectural style. An eave is the edge of a roof and typically projects beyond the side of the building. The
exterior wall plane and plate height forms the vertical and horizontal massing of a structure. The roof pitch and overall length and height of a structure’s
walls are key considerations in maintaining a compatible scale in a neighborhood.
The roof lines of this home emphasize its
size
The taller portions of a
structure can be minimized in
appearance by providing variations
in the setback of wall planes
Overcomplicated roof forms
add unnecessary bulk to the facade
When located next to a
single-story home, it may be
necessary to incorporate
additional design strategies
to deemphasize the second
story
The bulk can be further
reduced by lowering the plate
height at the edge of the
second story walls and
reducing the slope of the roof
Lowering the plate heights
of both the first and
second story and
incorporating a sloped roof
helps reduce the bulk
This simple sketch
illustrates what happens
when a home is designed with
a flat roof in order to
maximize both height and
floor area; it results in a home
that appears bulky
DRAFT
17
The design should
incorporate one or more
of the following
techniques:
o Maintain the general
type and shape of
windows on all sides
of the structure
o Select windows and
dormers that are
architecturally
appropriate
o Design dormers in
proportion to the roof
o Offset windows
between adjacent
structures to reduce
privacy impacts
o Moderate the size
and quantity of
bay windows
and/or dormers
o Minimize large wall
expanses without
windows
o Incorporate energy
efficiency through
window design
Windows are a defining characteristic of a home’s appearance from the street. Windows and dormers should be designed with consideration of the impact they
have on adjacent neighbors and the overall design of the structure. While complete privacy is not guaranteed in an urban environment, the design should strive to
protect the privacy of both the homeowner and the adjacent neighbors.
The windows and doors on this home are architecturally
appropriate and convey a human scale in the neighborhood
The large
bay window and
divided lites
overwhelm the
façade
Dormers provide light and air to upper floors while reducing
the perceived mass of second story floor space
BUILDING DESIGN WINDOWS AND DORMERS
DESIGN
TECHNIQUES
DRAFT
18
The design should
incorporate one or more of
the following techniques:
o Select materials, colors,
and details that enhance
the architecture in a
well-composed,
understated manner
o Minimize excessive use
of colors and materials
o Select roof colors that
are inconspicuous from
the street
o Select materials and
details that are
architecturally
appropriate
o Design shutters to
generally be in scale
with the window
o Design the height,
size, and shape of the
chimney in proportion
to the structure
Exterior Materials and Details include but are not limited to siding materials, roof materials, chimneys, spires, columns, shutters, and exterior colors and
trim. The exterior presentation of a structure, in terms of color, texture, and use of materials greatly influences curb appeal as well as compatibility with
neighboring structures. Colors and materials found in the neighborhood can help tie the structure to its surroundings. Materials should be consistent with the
structure’s architectural style and massing. Accessory structures should complement materials, finishes, and colors found on the primary structure.
A large expanse of a single material can overwhelm the
facade. When using stone veneer, the design should
reflect the inherent heavy weight of the natural material.
This home's exterior is well composed and has been designed
with simple, understated appurtenances including the balcony
and shutters.
The variegated
roof colors, tall
columns, and
contrasting
exterior colors on
this home
overwhelm the
façade.
BUILDING DESIGN EXTERIOR MATERIALS AND DETAILS
DESIGN
TECHNIQUES
DRAFT
19
Landscape design is an integral component of Site Planning and Building Design. The current pattern of walkways, driveways and landscape elements such as
fences, hedges, and retaining walls in the neighborhood should be considered when developing the landscape design. Plant selection should recognize the
importance of water conservation, fire resistance, and erosion control. The use of impervious surfaces should be minimized. The preservation of trees is essential.
SINGLE FAMILY RESIDENTIAL
DESIGN REVIEW HANDBOOK LANDSCAPING
DESIGN REVIEW
FINDINGS
Site development follows the
natural contours of the site,
minimizes grading, and is
appropriate given the
property’s natural
constraints
Impacts to protected trees
will be kept to an absolute
minimum
The height of the structure,
its location on the site, and
its architectural elements are
designed to minimize privacy
impacts
The overall mass of the
structure and its
architectural elements are
balanced on the structure
itself and in scale with the
neighborhood
The landscape design
minimizes hardscape in the
front setback area and
complements the streetscape
in the neighborhood
On hillside lots, the location
and design of the structure
minimizes impacts to
ridgelines and significant
hillside features
DRAFT
20
Front yard landscaping includes hardscape, greenscape, and accessory structures (e.g., fences, gates, pillars). A well designed landscape can help connect the
residence to the site and define the entry, pathways, and boundaries of a property. While landscape design is highly personal and largely left to the discretion of the
individual property owner, the design should reflect the constraints of the lot and character of the neighborhood.
Well-designed front yard fencing and landscaping can
maintain privacy between properties while preserving a
connection to the street and neighborhood
Landscaping can be coordinated with adjacent
properties to create a lush yard for both neighbors
Landscaping can soften the appearance of
fencing
LANDSCAPING FRONT YARD LANDSCAPING
DESIGN
TECHNIQUES
The front yard landscape
design should incorporate
one or more of the following
techniques:
o Incorporate landscape
elements that complement
the streetscape
o Select landscape elements
that are compatible with
other front yards found in
the neighborhood
o Incorporate landscape
elements that develop a
sense of connection
between the home and the
neighborhood
o Design landscaping that
is compatible with the
home’s architecture
o Design walls, fences,
gates, pillars, and
accessory structures in
proportion to the home
and the site
o Soften the appearance of
fences and walls with
landscaping
Landscaping can be used to create an inviting entry
DRAFT
21
“Hardscape” includes impervious surfaces and other surfaces that may be permeable but are not otherwise considered natural landscaping (e.g., trees, dirt,
grass). Where hardscape may be necessary for driveways and walkways, pervious materials are encouraged. Pervious materials allow infiltration of stormwater
into the soil, thereby reducing runoff and the amount of pollutants that enter creeks, the Bay, and other water bodies. This can improve water quality, help
reduce creek erosion, and facilitate groundwater recharge.
Pervious pavement systems are available in many different
types that offer environmentally-friendly and aesthetically
pleasing options for driveways, walkways, and patios
Pervious materials contain pores or separation
joints that allow water to flow through and seep
into a base material (typically gravel or drain rock)
LANDSCAPING PERVIOUS MATERIALS AND HARDSCAPE
DESIGN
TECHNIQUES
Excessive hardscape and a lack of live landscaping in the front
yard can diminish the semi-rural character of neighborhoods
The landscape design should
incorporate one or more of
the following techniques:
o Minimize hardscape in the
front yard setback area
o Minimize impervious
surfaces, especially where
runoff may be a concern
o Minimize compacted
landscaped areas which
can inhibit site drainage
o Consider using pervious
materials for driveways,
walkways, and/or patios
Pervious pavement may be
suitable in locations that are:
o flat or nearly flat
(maximum 2% slope)
o not in a seasonally wet area
(e.g., creek bed)
o not close to a building
foundation (unless
measures are taken to
prevent infiltration under
the structure)
Grasscrete
and other
grass paving
systems
decrease the
amount of
impervious
surface on a
property and
can be more
visually
appealing
than
traditional
hardscape
surfaces
DRAFT
22
Storm water must be retained on-site and directed away from adjoining property and toward stormwater drains, drainageways, and streets. Stormwater best
management practices should be integrated into the landscape and grading design plans to minimize runoff and to increase on-site retention and infiltration.
Low Impact Development (LID) is an alternative site design strategy that uses natural and engineered infiltration and storage techniques to control storm water
runoff. Refer to the Santa Clara Valley Urban Runoff Pollution Prevention Program for information on applicable stormwater ordinances and stormwater
management plans.
Any
proposed
construction or
grading within
50 feet from
the top of creek
bank shall
comply with
Santa Clara
Valley Water
District
Guidelines
Rain gardens and bio-
swales can filter, direct, and
retain storm water
LANDSCAPING GRADING, DRAINAGE, AND EROSION CONTROL
DESIGN
TECHNIQUES
The grading and drainage
design should incorporate one
or more of the following
techniques:
o Minimize soil erosion,
runoff, and water waste
o Retain water from irrigation
and normal rainfall within
property lines
o Minimize drainage onto
impervious surfaces
o Minimize the potential for
soil compaction
o Direct runoff from
driveways, walkways, roofs,
and/or patios onto
vegetated areas
o Avoid grading within the
driplines of protected trees
Splash
blocks or
rain chains
can prevent
erosion
DRAFT
23
The landscape design should
incorporate one or more of the
following techniques:
o Group plants according to
their water needs
o Select native species that are
adapted to site soil
characteristics
o Protect and preserve native
species and natural
vegetation
o Select drought tolerant
and/or water-conserving
plants and turf species
o Select plants based on
disease and pest resistance
o Design irrigation that is
appropriate for soil
conditions, plant type, and
season
The City acknowledges the aesthetic benefit of landscapes while recognizing the need to invest water and other resources as efficiently as possible. Water
efficiency can be achieved without an overreliance on hardscape. Landscape design, installation, maintenance and management can and should be water
efficient. Simple changes in plant type and irrigation methods can greatly reduce the water required for an attractive landscape. There are many plants that use
surprisingly little water. New irrigation systems can increase irrigation efficiency and result in water use reduction.
Grass lawns can require a
large amount of water and
maintenance. Consider limiting
turf to functional areas such as
play or recreation areas. Use turf
sparingly for aesthetic purposes
A dry river rock bed can
reduce water use while adding
a natural-looking element to
the landscape. It can also
reduce topsoil erosion in areas
where runoff is a problem
Mulch can aid in greater water retention by minimizing evaporation
and reducing weed growth. However, mulch should be used sparingly in
conjunction with an attractive water efficient landscape
LANDSCAPING WATER EFFICIENT LANDSCAPING
DESIGN
TECHNIQUES
Dry River Rock Bed
DRAFT
24
HILLSIDE GUIDELINES HILLSIDE INTEGRATION - BUILDING DESIGN
DESIGN
TECHNIQUES
Maximizing the height and floor area of this structure
creates a home that is out of scale with the natural hillside
setting
The siding materials of this home compliment the
natural setting and landscaping
o Do not design to
attract attention
or stand out
o Select exterior colors
and siding materials
that blend with the
natural terrain
o Select roof colors
and materials that
blend with the
natural terrain
o Use earth tone colors
on foundation and
lower portions of the
structure
o Avoid light, bright,
or reflective colors
that contrast with
the natural terrain
o Design roof and
building lines that
follow the natural
contours of the site
o Avoid large attic
spaces that increase
the height of a
structure
o Minimize the height
and visual impact of
crawl space areas
The rooflines of this structure follow the natural contours of the
site and the stone accents help blend the home into the natural
setting
Although the basement garage is sunk into the
hillside, this home has the appearance of a three-story
from the street
DRAFT
25
General Plan goals include preserving the natural beauty of the west valley hillsides and protecting existing view sheds, view corridors, and scenic open spaces. The
design review process was put in place to ensure that development would blend in with the hillside’s natural environment by limiting the use of obtrusive colors and
reviewing the height, placement, and design of structures. Development proposals shall minimize grading and minimize impacts to ridgelines and significant natural
hillside features, including but not limited to steep topography, native vegetation and trees, and watercourses. The design plan should also minimize both physical
and aesthetic changes to a site’s natural topography.
SINGLE FAMILY RESIDENTIAL
DESIGN REVIEW HANDBOOK HILLSIDE GUIDELINES
DESIGN REVIEW
FINDINGS
These Guidelines apply to properties with an average site slope of 10% or greater
and to properties in the Hillside Residential Zoning District
Drawing copied from Orinda –
need to re-illustrate
DRAFT
26
HILLSIDE GUIDELINES HILLSIDE INTEGRATION – SITE PLANNING
DESIGN
TECHNIQUES
Although this property is located above the neighbor’s
property, the setback of the home and the preservation of
existing trees reduce privacy impacts on the neighbor
o Locate structures in
parallel to site
contours to minimize
grading
o Minimize the visual
impact of multiple
structures on a site
o Minimize the
number of detached
structures
o Minimize large,
continuous paved
areas
o Blend parking areas
with environment
o Screen mechanical
equipment
o Avoid building on
hillside locations that
interfere with privacy
o Integrate fences and
walls with structures
and natural setting
o Break retaining walls
into a few low height
segments
o Limit the number
and intensity of
light sources
By minimizing the setback and placing the balcony near
the neighbor’s property, the design of this structure creates
privacy impacts for the neighbor
This home is integrated into the hillside, rather than grading
a flat building pad that would require excessive cut and fill
This structure has been sited perpendicular to the
contours, requiring unnecessary grading
DRAFT
27
HILLSIDE GUIDELINES HILLSIDE INTEGRATION – NATURAL TOPOGRAPHY
DESIGN
TECHNIQUES
The home and basement area is terraced into the
hillside, reducing the perceived mass and height of the
structure
The downhill cantilevers and opposing roof slope on this
home are visually obtrusive to the natural topography of the site
The exposed crawlspace and tall support poles of
this home increase the height and mass of the
structure
This home is tucked into the hillside, reducing
its visual impact on the valley below
o Terrace the structure
into the hillside
o Minimize changes to
the natural topography
o Minimize changes to
the site’s natural
contours
o Balance cut and fill
o Design roof slopes
to compliment
topographic contours
o Avoid excessive soil
cut and fill
o Avoid unnecessary
grading
o Avoid downhill
cantilevers
o Avoid exposed
crawlspace areas
o Avoid exposed
foundations
o Avoid tall support
poles for
DRAFT
28
o Avoid siting the home
on the top of a hill
o Tuck the structure
into the hillside
o Locate higher
portions of the
structure on lower
portions of a hillside
lot
o Design the site plan
and structure’s
location to minimize
impacts to viewsheds
o Limit the height and
bulk of structures on
hillside lots
o Design roof forms
and roof ridgelines
that minimize
impacts to viewsheds
o Avoid light, bright,
or reflective colors
and materials
o Screen light sources
o Locate light sources
at ground level
o Avoid light sources
that may be seen
at a distance
HILLSIDE GUIDELINES HILLSIDE VIEWSHEDS
DESIGN
TECHNIQUES
This home has been sited at the top of
the hill, standing out against the landscape
and disrupting the view shed from below
This home has been tucked into the hillside,
minimizing its visual impact on the valley below
This home has been sited on a lower portion of the
site to minimize impacts to the community viewshed
The placement and height of this home
interferes with the community viewshed
DRAFT
29
Attachment D
1
Text to be added is indicated in bold double-underlined font (e.g., bold double-underlined) and
text to be deleted is indicated in strikeout font (e.g., strikeout). Text in standard font is readopted by
this ordinance.
NEW “A zone” SECTION
15-11.085 - Allowable floor area
The maximum allowable floor area shall be determined in accordance with City Code
Section 15-12.085.
NEW “HR zone” SECTION
15-13.085 - Allowable floor area
The maximum allowable floor area shall be determined in accordance with City Code
Section 15-12.085.
NEW “ROS zone” SECTION
15-20.085 - Allowable floor area
Where a single-family dwelling is the principal use on the site, the maximum allowable
floor area, determined in accordance with City Code Section 15-12.085, shall not be more
than six thousand square feet, excluding any detached garage or accessory structure for
which a use permit is granted.
15-20.150 - Design review.
The construction or expansion of any main or accessory structure in the R-OS district shall
comply with the applicable design review regulations set forth in Article 15-45 or Article 15-46
of this Chapter. ;provided, however, where a single-family dwelling is the principal use on the
site, then the allowable floor area determined in accordance with Section 15-45.030 shall in no
event be more than six thousand square feet, excluding any detached garage or accessory
structure for which a use permit is granted.
15-45.020 - Compliance with development standards.
No single-family main structure or accessory structure shall be constructed or significantly
Attachment D
2
expanded within any A, R-1, HR, R-OS district unless the proposed structure or expansion
complies with the floor area standards contained in Section 15-45.030 of this Article and the
setback requirements contained in this Chapter. In the event of a conflict between the floor area
and setback requirements in Article 15-45 and the standards set forth in the R-OS zone district,
the more restrictive standard shall govern. For the purposes of this Article, the terms
"significantly expanded" or "significant expansion" shall mean an expansion exceeding one
hundred square feet. The Planning Commission shall have authority to grant a variance from
such regulations pursuant to Article 15-70 of this Chapter.
All structures requiring design review, as provided in Sections 15-45.060 and 15-45.065 of
this Article, shall comply with the floor area standards and setback requirements contained
in this chapter. In the event of a conflict between the floor area and setback requirements
in this Chapter the more restrictive standard shall govern. The Planning Commission shall
have authority to grant a variance from such regulations pursuant to Article 15-70 of this
Chapter
NEW R1 SECTION (moved from design review)
15-12.085 - Allowable floor area for R-1, HR, ROS and A zone districts
a) Definition. As used in this Article, the term "allowable floor area" means the maximum
cumulative floor area allowed for all areas with a roof and with three or more walls,
where the interior height is equal to or greater than five feet. Any space with an interior
height of fifteen feet or greater shall be doubled counted towards the maximum floor
area allowance. The allowable floor area is based upon the net site area calculated in
accordance with City Code Section 15-06.620 and any slope reduction provided in City
Code Section 15-12.085(f).
b) Maximum standards. The standards set forth in this Section are intended to be
maximum figures and the Planning Commission may, in considering any application,
require that the floor area be reduced below the applicable standard if such reduction is
necessary in order to make the findings prescribed in City Code Section 15-45.080.
c) Slope adjustment. If the average slope of the lot is more than ten percent, the net site
area of the lot shall be reduced as follows:
Average Slope of the Lot Percentage of Net Site Area to be Deducted
10.01—20% 10% plus 2% for each 1 percent of slope over 10%*
20.01—30% 30% plus 3% for each 1 percent of slope over 20%*
Over 30% 60%
*Where the average slope is a fractional number, it shall be rounded up to the next whole number.
(a) Maximum floor area allowed for R-1, HR, ROS and A zone districts. The maximum
allowable floor area shall be the lesser of the standards specified as in the following
Attachment D
3
tables:
Size of Lot (Net Site Area) Floor Area Standard
4,999 sq. ft. or less To be determined by Planning Commission
5,000—10,000 sq. ft. 2,400 sq. ft. plus 160 sq. ft. for each 1,000 sq. ft. of net site area over 5,000 sq. ft.*
10,001—15,000 sq. ft. 3,200 sq. ft. plus 170 sq. ft. for each 1,000 sq. ft. of net site area over 10,000 sq.
ft.*
15,001—40,000 sq. ft. 4,050 sq. ft. plus 78 sq. ft. for each 1,000 sq. ft. of net site area over 15,000 sq. ft.*
40,001—80,000 sq. ft. 6,000 sq. ft. plus 20 sq. ft. for each 1,000 sq. ft. of net site area over 40,000 sq. ft.*
80,001—200,000 sq. ft. 6,800 sq. ft. plus 10 sq. ft. for each 1,000 sq. ft. of net site area over 80,000 sq. ft.*
200,000 + 8,000 sq. ft. is the maximum allowable square footage
Zone District Maximum Floor Area (regardless of net lot size)
R-1—10,000 4,400
R-1—12,500 4,830
R-1—15,000 5,220
R-1—20,000 6,000
R-1—40,000 7,200
HR and A 8,000
ROS In accordance with Section 15-20.085 of this Article
*Where the net site area over 5,000 square feet is a fractional number, it shall be rounded up to the next
whole thousand (i.e., 5,001 would be rounded up to 6,000).
Attachment D
4
15-45.030 - Allowable floor area.
a) Definition. As used in this Article, the term "allowable floor area" means the maximum floor
area of the main structure (including any garage constituting a portion thereof), plus any
accessory structures. For purposes of calculating allowable floor area, any space with an
interior height of fifteen feet or greater shall be doubled. The allowable floor area is based
upon the net site area and slope of the lot and the height of the main structure to be
constructed or existing thereon as computed in accordance with the provisions of this
Section. Net site area shall be calculated in accordance with Section 15-06.620 of this Code.
b) Maximum standards. The standards set forth in this Section are intended to be maximum
figures and the Planning Commission may, in considering any application, require that the
floor area be reduced below the applicable standard if such reduction is necessary in order to
make the findings prescribed in Section 15-45.080 of this Article.
c) Slope adjustment. If the average slope of the lot is more than ten percent, the net site area of
the lot shall be reduced by a percentage amount based upon the average slope and calculated
as follows:
Average Slope of the Lot Percentage of Net Site Area to be Deducted
10.01—20% 10% plus 2% for each 1 percent of slope over 10%*
20.01—30% 30% plus 3% for each 1 percent of slope over 20%*
Over 30% 60%
* Where the average slope is a fractional number, it shall be rounded up to the next whole number.
(d) Floor area standards. After reducing the net site area by the amount required for the slope
adjustment under subsection (c) of this Section, if any, the floor area standard for the lot shall be
determined in accordance with the table set forth below:
Size of Lot (Net Site Area) Floor Area Standard
Less than 5,000 sq. ft. To be determined by Planning Commission
5,000—10,000 sq. ft. 2,400 sq. ft. plus 160 sq. ft. for each 1,000 sq. ft. of net site area over 5,000 sq. ft.*
10,001—15,000 sq. ft. 3,200 sq. ft. plus 170 sq. ft. for each 1,000 sq. ft. of net site area over 10,000 sq. ft.*
15,001—40,000 sq. ft. 4,050 sq. ft. plus 78 sq. ft. for each 1,000 sq. ft. of net site area over 15,000 sq. ft.*
40,001—80,000 sq. ft. 6,000 sq. ft. plus 20 sq. ft. for each 1,000 sq. ft. of net site area over 40,000 sq. ft.*
80,001—200,000 sq. ft. 6,800 sq. ft. plus 10 sq. ft. for each 1,000 sq. ft. of net site area over 80,000 sq. ft.*
200,000 + 8,000 sq. ft. is the maximum allowable square footage.
* Where division of the net site area by 1,000 results in a fractional number the product shall be rounded up to the
next whole number.
(e) Maximum floor area allowed for R-1, HR and A zone districts. In the zone districts listed
below the maximum allowable floor area shall be the lesser of the floor area standards or the
maximum floor area specified as in the following table:
Attachment D
5
Zone District Maximum Floor Area
R-1—10,000 4,400
R-1—12,500 4,830
R-1—15,000 5,220
R-1—20,000 6,000
R-1—40,000 7,200
HR and A 8,000