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Distinctive Neighborhood Program Policy Options Outreach Presentation. City of San José. Demolitions. Incompatible New construction. Incompatible Additions. Background.

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Distinctive Neighborhood Program Policy OptionsOutreach Presentation

City of San José


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Demolitions

Incompatible New construction

Incompatible Additions

Background

The City Council approved funding for the development of the Distinctive Neighborhoods Program to address the following concerns:


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Existing Permitting Process

A Single-Family House Permit is required if:

  • New construction exceeds 30 feet or 2 stories in height,

  • The floor area ratio (F.A.R.) of the house exceeds 0.45,

  • The house is listed on the Historic Resource Inventory.

Currently No Design Review

Addition/Demolition below SF House Permit Size Thresholds and not listed on Historic Resource Inventory:

Building Permit

(No Design Review)


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Project Initiation

Compile Data

Identification of Outcome and Goals

Initial Outreach

August

September

October

November

December

2008

Report on Outreach to Council

Recommendation to City Council

Outreach Follow Up

Evaluation of Policy options

May

June

January

February

March

April

2009

Time Line


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Four

Focused Group

Meetings

Five

Community Workshops

Should the policy be city wide or neighborhood specific?

What do you like about your neighborhood?

What are your concerns?

First Round of Outreach

October - December 2008

Nine meetings


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Architectural Style and Design

Loss of Fabric

Open Space

Bulk and Scale

Outreach Results

Residents of Older Neighborhoods

Residents of Newer/rural Neighborhoods


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Outreach Results

Residents of Older Neighborhoods

Residents of Newer/rural Neighborhoods

Architectural Style and Design

Loss of Fabric

Open Space

Bulk and Scale

  • Loss of Landscaping and open space

  • Loss and maintenance of trees

  • Demolitions

  • Loss of architectural elements and details

  • Design of new construction

  • Attached garages

  • Inconsistent setbacks

  • Loss and maintenance of trees

  • High density infill

  • Monster Homes

  • Second stories

  • Loss of privacy


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Outreach Results

3. Should policy be city wide or neighborhood specific?

  • Demolition and significant remodels

  • Relationship of high density to single-family neighborhoods

  • Every neighborhood is different

  • Some neighborhoods prefer tighter regulations while other do not

  • A Conservation Study Area is appropriate for older neighborhoods


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Next Step – Policy Analysis

City Wide

Neighborhood Specific

  • Consider adding as SFH Permit Thresholds:

  • Demolitions of houses over a certain age (50) or built before a certain date (1942).

  • - Neighborhoods will initiate process

  • - City will create a Toolkit of overlays available to community:

    • Conservation Study Area

    • Distinctive Neighborhood Zoning Overlay

    • Neighborhood Specific Design Guidelines


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Policy Analysis – Neighborhood Specific

Toolkit Option 1 - Conservation Study Area Zoning Overlay

Allows for a streamlined survey process

  • Designation Process same as Conservation Areas Except:

    • Context Statement

    • No individual historic evaluations required at this time

  • Design Review

    • SFH Permit required

    • If proposal does not meet Guidelines then,

    • Individual historic evaluation required

  • Incentives

    • State Historic Building Code

Potential Neighborhoods Affected:

Northside, Willow Glen, The Rose

Garden and other Older neighborhoods


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Historic Districts and Areas in San Jose

Landmark Districts

Conservation Areas


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Policy Analysis – Neighborhood Specific

Toolkit Option 1 - Conservation Study Area Zoning Overlay

Pros –

  • Would make survey process quicker and less expensive upfront.

  • Will not require many resources for front end implementation. The Historic Preservation Code would need to be updated.

  • Not affect areas that are not interested in additional regulations.

  • Would address the needs of residents of most of the older neighborhoods.

    Cons –

  • Would require some resources to implement Code revision.

  • Would require some resources to process application for Conservation Study Area.

  • Would add more SFH Permit applications – more planners.


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Distinct

Development

Standards for

Designated Area

New Thresholds

for SFH

Permit Requirement

Linked to Toolkit 3:

Neighborhood

Specific Guidelines

Policy Analysis – Neighborhood Specific

Toolkit Option 2 – Distinctive Neighborhood Zoning Overlay

Criteria for Designation:

  • Agreement of 2/3 of property owners.

  • The neighborhood should be clearly delineated.

  • The neighborhood must consist of at least X number of homes.

  • At least 75% of the homes in the neighborhood need to have the characteristic in question.


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Policy Analysis – Neighborhood Specific

Toolkit Option 2 – Distinctive Neighborhood Zoning Overlay

a. Single-Story District

Limits development in certain areas to one story or x feet

Potential Neighborhoods Affected:

Eichler neighborhoods or other single-story

Neighborhoods (Ranch neighborhoods)


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50 ft

Policy Analysis – Neighborhood Specific

Toolkit Option 2 – Distinctive Neighborhood Zoning Overlay

b. Neighborhood Specific Setback

Requires specific setbacks in a certain areas

Potential Neighborhoods Affected:

Between the Gates, other


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X ft

25 ft

Public Right Of Way

Policy Analysis – Neighborhood Specific

Toolkit Option 2 – Distinctive Neighborhood Zoning Overlay

C. Garages in Areas with Detached Garages should be……

Detached, or setback at least X feet from face of house, or

be side loaded

Potential

Neighborhoods

Affected:

Willow Glen,

The Rose

Garden,

Other


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Policy Analysis – Neighborhood Specific

Toolkit Option 2 – Distinctive Neighborhood Zoning Overlay

Pros –

  • Will not require many resources for front end implementation. A Code revision would be the only requirement.

  • No additional SFH Permit applications (Development Standard)

  • Not affect areas that are not interested in additional regulations.

    Cons –

  • This may take longer to establish then neighborhoods want it to.

  • Would require some resources to implement Code revision.

  • Would require some resources to process application for Zoning Overlay.


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Policy Analysis – Neighborhood Specific

Toolkit Option 3 – Neighborhood Specific Design Guidelines

Implementation Implications:

Allocate funding

Hire consultant to draft guidelines or draft them in-house

Allocate planner to work with consultant

This process would take at least a year

Potential

Neighborhoods

Affected:

Willow Glen,

The Rose Garden,

Northside, other


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Policy Analysis – Neighborhood Specific

Toolkit Option 3 – Neighborhood Specific Design Guidelines

Pros –

  • Would facilitate a thorough analysis of the characteristics of an area leading to more compatible new construction in that area.

  • Through comprehensive analysis of one particular neighborhood Planning could discover some issues that may be relevant to other parts of the city

    Cons –

  • Process would take longer and require more resources compared with a Zoning Overlay. Front end implementation would require consultant work.

  • Design Guidelines would need to be combined with a Zoning Overlay that would require additional review.


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b. Demolitions of homes built before a certain date

(1942)

Policy Analysis - City Wide

Demolitions

Add one of the following as a SFH permit trigger

Neighborhoods Affected:

Older neighborhoods


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Demolitions

Policy Analysis - City Wide

History of Single Family House Permits and Demolitions


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Demolitions

Cat. I SFH Permit including a historic evaluation

Notification Sign

House is a

CEQA

resource

House does not

qualify for the

inventory

House qualifies

as a Structure of

Merit

Cat I SFH Permit

No Hearing

Cat II SFH Permit

Hearing

Policy Analysis - City Wide

B. Demolitions of houses built prior to 1942


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Policy Analysis - City Wide

Demolitions

Pros –

  • This is a quick solution to a major concern

  • Would increase the chances of saving candidate City Landmarks or properties eligible for the California or National Register.

  • The age requirement focuses attention on areas where residents were most concerned about demolitions.

  • Would build our Historic Resources Inventory

  • Would inform residents who may have additional information regarding the criteria of significance of a house.

    Cons –

  • Would add more process (especially Cat I SFH permits).

  • Would require some resource to implement Code revision.

  • The process for handling Structures of Merit remains unclear.


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Outreach Results and Proposed Solutions

Residents of Older Neighborhoods

Residents of Newer/rural Neighborhoods

Architectural Style and Design

Loss of Fabric

Open Space

Bulk and Scale

  • Loss of Landscaping and open space – T2

  • Loss and maintenance of trees

  • Demolitions - City Wide

  • Loss of architectural elements and details – T1

  • Design of new construction – T3

  • Attached garages – T2

  • Inconsistent setbacks - T2

  • Loss and maintenance of trees

  • High density infill

  • Monster Homes – T2

  • Second stories – T2

  • Loss of privacy- T2


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