City of San José

City of San José

Distinctive Distinctive Neighborhood Neighborhood

Program Program Policy OptionsPolicy Options

Outreach PresentationOutreach Presentation

BackgroundBackground

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

Incompatible New construction

Incompatible Additions

Demolitions

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.

Existing Permitting ProcessExisting Permitting Process

Currently No Design Review

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

Building Permit (No Design Review)

Time LineTime Line

December

Project Initiation

Identification of Outcome and Goals

August September October November

2008

Initial Outreach

Compile Data

JuneFebruary March AprilJanuary May

2009

Report on Outreach to Council

Evaluation of Policy options

Recommendation to City Council

Outreach Follow Up

First Round of OutreachFirst Round of Outreach

October - December 2008 Nine meetings

What do you like about

your neighborhoo

d?

What are your

concerns?

Should the policy be

city wide or neighborhood specific?

Five Communit

y Workshop

s

FourFocused Group

Meetings

Outreach Results Outreach Results

Residents of Older Neighborhoods

Residents of Newer/rural Neighborhoods

Bulk and Scale

Architectural Style and Design

Loss of Fabric

Open Space

Outreach Results Outreach Results



Bulk and Scale


Loss of Fabric

Open Space

• 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

• Loss of Landscaping and open space


Outreach ResultsOutreach Results

3. Should policy be city wide or neighborhood specific?


Residents of Newer/Rural Neighborhoods

City Wide Policy Option

• A city wide approach is quicker• A city wide options can still affect neighborhoods differently• Some Neighborhoods are more outspoken than others

Neighborhood Specific Policy Option

• 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

Next Step – Policy Analysis Next Step – Policy Analysis

Consider adding as SFH Permit Thresholds:

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

City Wide Neighborhood Specific

- Neighborhoods will initiate process

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

1. Conservation Study Area

2. Distinctive Neighborhood Zoning Overlay

3. Neighborhood Specific Design Guidelines

Policy Analysis – Policy Analysis – Neighborhood SpecificNeighborhood Specific

Toolkit Option 1 - Conservation Study Area Zoning Overlay

Allows for a streamlined survey process

Potential Neighborhoods Affected:Northside, Willow Glen, The RoseGarden and other Older neighborhoods

Designation Process same as Conservation Areas Except:Context Statement No individual historic evaluations required at this time

Design ReviewSFH Permit requiredIf proposal does not meet Guidelines then,Individual historic evaluation required

IncentivesState Historic Building Code

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Landmark Districts

Conservation Areas

Historic Districts and Areas in San JoseHistoric Districts and Areas in San Jose


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.


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.

Distinct DevelopmentStandards forDesignated Area

New Thresholds for SFHPermit Requirement

Linked to Toolkit 3:NeighborhoodSpecific Guidelines



a. Single-Story District

Limits development in certain areas to one story or x feet

Potential Neighborhoods Affected:Eichler neighborhoods or other single-storyNeighborhoods (Ranch neighborhoods)



b. Neighborhood Specific Setback

Requires specific setbacks in a certain areas

Potential Neighborhoods Affected:

Between the Gates, other

50 ft


25 ft

Public Right Of Way

X ft

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


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

PotentialNeighborhoodsAffected:

Willow Glen, The RoseGarden, Other


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.



Toolkit Option 3 – Neighborhood Specific Design Guidelines

Implementation Implications:

Allocate fundingHire consultant to draft guidelines or draft them in-houseAllocate planner to work with consultantThis process would take at least a year

PotentialNeighborhoodsAffected:

Willow Glen, The Rose Garden,Northside, other


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.

Policy Analysis - City Wide Policy Analysis - City Wide

Demolitions

Add one of the following as a SFH permit trigger

Neighborhoods Affected:

Older neighborhoods

b. Demolitions of homes built before a certain date

(1942)

a. Demolitions of homes over a certain age

(50 years)

Policy Analysis - City Wide Policy Analysis - City Wide Demolitions

Year Number of SFH Permits issued

per year

Cat I Cat II Cat III Total # Building Permits

Issued for Alterations/

Addition

Number of projects

including all types of

demolitions

Demos approved

with a SFH

Approx.

# of SF

demos

without

planning

review

# of SF houses demolished that are either over 50 years old or

built before 1942

2001 56 2 0

2002 32 16 13 2 2

2003 29 10 17 2 1

2004 37 21 15 1 3445 207 2

2005 35 23 12 3435 175 2

2006 52 32 20 3170 164 6 55 45 over 50 26 before 1942

2007 64 52 12 3231 173 0 31 23 over 50 11 before 1942

2008 27 22 5 2733 301 0 31 22 over 50 4 before 1942

History of Single Family House Permits and Demolitions

Policy Analysis - City Wide Policy Analysis - City Wide

B. Demolitions of houses built prior to 1942

House is aCEQA

resource

House does notqualify for theinventory

Notification Sign

Cat. I SFH Permit including a historic evaluation

Demolitions

House qualifiesas a Structure ofMerit

Cat II SFH PermitHearing

Cat I SFH PermitNo Hearing

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.

Policy Analysis - City WidePolicy Analysis - City Wide

Outreach Results and Outreach Results and Proposed Solutions Proposed Solutions



Bulk and Scale


Loss of Fabric

Open Space

• Demolitions - City Wide

• Loss of architectural elements and details – T1

• Design of new construction – T3

• Attached garages – T2

• Inconsistent setbacks - T2


• High density infill

• Monster Homes – T2

• Second stories – T2

• Loss of privacy- T2

• Loss of Landscaping and open space – T2


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