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City of San José Distinctive Neighborhood Program Policy Options Outreach Presentation.

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Presentation on theme: "City of San José Distinctive Neighborhood Program Policy Options Outreach Presentation."— Presentation transcript:

1 City of San José Distinctive Neighborhood Program Policy Options Outreach Presentation

2 Background The City Council approved funding for the development of the Distinctive Neighborhoods Program to address the following concerns: Incompatible New constructionIncompatible Additions Demolitions

3 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 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)

4 Time Line December Project Initiation Identification of Outcome and Goals AugustSeptemberOctoberNovember 2008 Initial Outreach Compile Data June FebruaryMarchAprilJanuary May 2009 Report on Outreach to Council Evaluation of Policy options Recomm endation to City Council Outreach Follow Up

5 First Round of Outreach First Round of Outreach October - December 2008 Nine meetings What do you like about your neighborhood? What are your concerns? Should the policy be city wide or neighborhood specific? Five Community Workshops Four Focused Group Meetings

6 Outreach Results Residents of Older Neighborhoods Residents of Newer/rural Neighborhoods Bulk and Scale Architectural Style and Design Loss of Fabric Open Space

7 Outreach Results Residents of Older Neighborhoods Residents of Newer/rural Neighborhoods Bulk and Scale Architectural Style and Design 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 Loss and maintenance of trees

8 Outreach Results 3. Should policy be city wide or neighborhood specific? Residents of Older Neighborhoods 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

9 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

10 Policy Analysis – Neighborhood Specific Toolkit Option 1 - Conservation Study Area Zoning Overlay Allows for a streamlined survey process Potential Neighborhoods Affected: Northside, Willow Glen, The Rose Garden and other Older neighborhoods 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

11 Landmark Districts Conservation Areas Historic Districts and Areas in San Jose

12 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.

13 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. Distinct Development Standards for Designated Area New Thresholds for SFH Permit Requirement Linked to Toolkit 3: Neighborhood Specific Guidelines

14 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)

15 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 50 ft

16 Policy Analysis – Neighborhood Specific 25 ft Public Right Of Way X ft Detached, or setback at least X feet from face of house, or be side loaded Toolkit Option 2 – Distinctive Neighborhood Zoning Overlay C. Garages in Areas with Detached Garages should be…… Potential Neighborhoods Affected: Willow Glen, The Rose Garden, Other

17 Policy Analysis – Neighborhood Specific 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 2 – Distinctive Neighborhood Zoning Overlay

18 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

19 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.

20 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)

21 Policy Analysis - City Wide Demolitions YearNumber of SFH Permits issued per year Cat ICat IICat IIITotal # 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 over before over before over 50 4 before 1942 History of Single Family House Permits and Demolitions

22 Policy Analysis - City Wide B. Demolitions of houses built prior to 1942 House is a CEQA resource House does not qualify for the inventory Notification SignCat. I SFH Permit including a historic evaluation Demolitions House qualifies as a Structure of Merit Cat II SFH Permit Hearing Cat I SFH Permit No Hearing

23 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 Wide

24 Outreach Results and Proposed Solutions Residents of Older Neighborhoods Residents of Newer/rural Neighborhoods Bulk and Scale Architectural Style and Design 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 Loss and maintenance of trees High density infill Monster Homes – T2 Second stories – T2 Loss of privacy- T2 Loss of Landscaping and open space – T2 Loss and maintenance of trees


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