Study to avoid monstrous headaches
By Sue Stone
Discussions about monster homes are not new, especially in this area. Communities struggle to maintain "character and charm," and land prices skyrocket to astronomical proportions. Individual homeowners try to purchase older homes and remodel extensively, or build a new home in an existing neighborhood, but they need to look carefully at the prevailing guidelines and standards.
The answer to what constitutes a "monster home," is played out before planning commissions all across the Bay Area, and, for some communities, the issue is a very sensitive one. Depending on the zoning restrictions and planning guideline, there usually is some room for interpretation, or gray areas. In towns such as Los Gatos where there are historical considerations, as well as long-standing building standards, the guidelines are fairly straightforward regarding neighborhood continuity.
The town planners and homeowners wish to maintain the town's historic character, yet there are definite transitions taking place because of housing needs and desires. Homes once were set back on reasonable-size lots. Families and individuals desiring larger homes now must build up instead of out because there is little space for traditional ranch-style designs. In addition, home needs have changed as people require home offices and "tech areas."
Recent statistics show that the San Jose area only has 2,500 acres left on which to build housing. Land is definitely the Bay Area's most precious resource. The "monster mentality" seems to be a byproduct of changing needs, little-to-no-land, and increasing amounts of new wealth. So, how does a community maintain character while allowing for progress and growth?
"Although Los Gatos has set some very clear standards for homebuilding, we believe that homeowners can build the home they desire and still maintain the character of the town," says Los Gatos Mayor Steve Blanton, who also works as Director of Government Affairs and Professional Standards for the Silicon Valley Association of Realtors. "We understand that families' needs and expectations are different today and that some areas of design, size, color, etc. are going to fall into the gray area, so we try to allow for a little discretion on the part of the planning commission, the individual and the architect when working together on the final design requirements."
In addition to the other players in this process, the real estate agent can be crucial to the overall situation. Knowledgeable Realtors who stay abreast of the latest developments in planning codes and restrictions can advise their clients before a purchase. Potential homebuyers, who know ahead of time what they can or cannot do if they remodel, can adjust their expectations accordingly to save themselves and their neighbors future concern or disappointment.
"The cities have overall plans in place. Whether a client buys in neighborhood A, B or C, the plan is going to dictate certain parameters of size, setbacks and structure design," says Carol Burnett, vice president/manager, Alain Pinel Realtors, Saratoga. "This is especially true in and around the towns of Los Gatos and Saratoga. It is a little different in the hills surrounding the area."
Local Realtors often find that their job is to inform the client about zoning restrictions, building guidelines and current planning commission rulings, if the client's intent is to purchase a home in a specific neighborhood, only to tear it down and rebuild. It has become quite common for Realtors to accompany clients to the city planner's office to review zoning plans before finalizing a purchase.
"As it is still a seller's market, buyers don't have a lot of room to put contingencies into a contract because there is always someone else right behind them to buy the home 'as is,'" Burnett adds. "A client may want to change an existing home to fit their needs, but if it is a specific area or neighborhood they desire and a home becomes available, many times they will make their needs fit the home."
Zoning restrictions such as height limits are readily available to prospective homebuyers. The city planner's office provides all the necessary information about specific building guidelines. With so much discussion about the issue of monster homes, Burnett recommends that homebuyers who wish to buy into the Los Gatos-Monte Sereno-Saratoga area and change an existing home do some homework first.
According to Blanton, "Cities all over the Bay Area are dealing with the issue of monster homes vs. maintaining existing design characteristics." How each city deals with the issue depends on the planning that is in place, the planning commission's understanding of the standards and guidelines, and essentially, the strength and/or flexibility in the management's convictions to maintain characteristics. Some cities will adopt the newer designs quickly while others will struggle to keep the larger, "statement" homes at a minimum.
There was a time when the building standards of Los Gatos were considered too lenient. Orchards were plowed under and hillsides were carved up to make room for new roads and large, gated homes. As one of the last orchards along the Blossom Hill corridor was recently replaced by a new home community many people would say times haven't changed all that much. The struggle to allow progress and growth to happen in one's own backyard while maintaining a sense of history and consistency is a centuries-old battle.
To reduce the emotional levels of the situation, though, homeowners and potential homebuyers can spend a little time at the city planner's office or ask their Realtor about reviewing local guidelines before making any decisions about a future remodeling project. The time spent doing a little research can help save everyone's sanity in the long run.
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Los Gatos, California Since 1881
