Ord 1844 - Amending the Zoning Ordinance Affecting Zone Change No. 72 from R-1D, RM:5-12, C-2, and O to R-1D-LHP, RM:5-12, C-2-LHP and O-LHP (University/Edelen Historic District)ORDINANCE 1844
AN ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING THE ZONING ORDINANCE AFFECTING
ZONE CHANGE NO. 72 FROM R -11), RM:5 -12, C -2, AND O
TO R -1D -LHP, RM:5 -12 -LHP, C -2 -LHP AND O -LHP
(UNIVERSITY /EDELEN HISTORIC DISTRICT)
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES HEREBY
SECTION I
The district delineated on the attached map is hereby designated historically and
culturally significant as the University /Edelen Historic District (HD- 86 -1A).
SECTION II
The district is designated to be historically, architecturally, or aesthetically
significant for the reasons listed below:
A. Property: University /Edelen District Boundaries:
North - Saratoga Avenue
South - Main Street
East -Los Gatos Creek
West - Old Southern Pacific Railroad
(see map - Exhibit A)
B. Historic Designation HD -86 -1
C. Description of Designation: District
D. Description of Characteristics which justify designation:
Historical
The University /Edelen area was originally part of the Mason Tract.
In September 1880, the area was subdivided into five parcels ranging
from 6.75 acres to 10 acres. These parcels were further subdivided and
became the Miles /Edelen Subdivision (The Vineyard Lots), the
Hagerty Subdivision, the Quick Subdivision, the Bentley /Pierce
Subdivision and the Engrish Subdivision which created the lots forming
the University /Edelen Area. These subdivisions predated the turn of
the century.
Architecture
The predominance of Victorian architecture, including informal wood
frame cottages and impressive homes, intermixed with bungalow style
cottages built somewhat later along with numerous commercial
structures of all ages. and styles reflect the history and development of
the district. The few ranch and contemporary styles of more recent
construction in the district blend well and contribute to a sense of
continuity over time. Individual architectural distinction is not as
important in a historic district as the neighborhood entity created.
The University /Edelen district has easily identifiable boundaries which
adds to its perception as a distinct neighborhood.
Significant Residential Structures
Harry Perrin Home - 315 University Avenue: This house is estimated
to have been built in 1895. The original owners were Harry and
Theresa Perrin. Mr. Perrin was a brick mason and contractor and
built the house with his own hands for his bride. They sold the house
in 1906. Mr. Perrin later constructed the revetments for the Presidio
of San Francisco. The house has been called "Honeymoon House."
The home is an excellent example of romanesque style architecture.
In 1972 a major remodeling job was redone under the direction of
Boris and Nancy Baranowski. The interior was redone and made into
law offices.
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Miles House (Los Gatos Museum Restoration Award, 1971), 130
Edelen: This Queen Anne, two -story Victorian was built by contractor -
land developer O. E. Miles in 1886. The house was converted to a
duplex in 1932 and was then reverted to a single - family house in 1963.
The home was used as a movie set for the 1970 Orson Wells movie
"The Toy Factory."
Skinkle House, 129 Edelen: This Queen Anne, two -story Victorian was
built by pharmacist A. Skinkle, Jr., in 1890. He was co -owner of
Watkins Skinkle Drug Store on Main Street and Santa Cruz Avenue.
Skinkle was President, in 1895, of the Board of Trade (forerunner of
the Chamber of Commerce).
Miscellaneous Pre -1900 Residences - (Addresses are Noted)
Street Address Current Property Owner Approx. Date Const
Bentley
91 Mrs. Adra Pulling 1896
(16516 Apple Blossom, LG)
Edelen Ave.
103
Mrs. Adra Pulling
1888
(16516 Apple Blossom, LG)
104
Mr. Robert Lowe
1881
107
M &M Lowell Anderson
1880
(15876 Shannon Rd., LG)
110
Maureen Hague
1881
113
Todd Robillard
1889
Jason Mesa
117
M &M Ludwig Spolyar
1893
1448 Johnson
San Jose, CA 95129
118
Galen & Majorie Muttersbach
1888
129
M &M L. Harry Groh
1891
130
M &M Bruce Gillespie
No specific date
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Street Address Current Property Owner Approx. Date Const
Edelen Ave. (cont'd)
209
Dr. & Mrs. C. Callender Smith
1900
104
(19202 Monte Vista,
1888
118
Saratoga, CA 95070)
1892
213
M &M Ralph Cox
1896
233
Kenneth Challenger &
1891
123
Gillian Appleby
1900
239
Mrs. Jeanne Wilson
1892
245
Jeanne L. Barnes
1890
255
M &M Elmer Rhoads
1900
Miles Ave.
68 Kathleen Ellis 1891
72 M &M Clayton Eldridge 1891
University Ave.
103
M &M Neil Thoman
1890
104
M &M John Gork
1888
118
James & Christina Bacigalupi
1892
122
Ms. Darlene Keith &
1890
Ms. Diane Rhudy
123
Ms. Mary Babbes &
1900
Mr. Philip Vlamis
(P.O. Box 654, Campbell, 95008)
126
Mrs. Theresa Love
1888
(79 LaPaz, Campbell, 95008)
128
Robert & Jean Simons
1885
201
Dr. & Mrs. Joseph Brozda
1896
(14900 Montalvo Rd., Saratoga)
202
Cyra Collier, et al
1900
205
M &M Karlis Hincenbergs
1896
215
Perry & Gwen Gardener
1896
217
University Partners
1896
221
Estate of Frances Vierra
1900
(1765 Chestnut St.,
San Francisco, CA 94123)
222
M &M Russel Miller
1896
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Street Address Current Property Owner Approx. Date Const
University Ave. (cont'd)
237
Mr. Gust Pinoris &
1896
Mr. Nickalos Felios
(1159 Sunnymede, San Jose)
240
M &M Lou Turner
1890
(42 Wadsworth, LG)
254
M &M Lou Turner
1900
(42 Wadsworth, LG)
256
Mrs. Edith Brashear
1898
262
M &M Lloyd Sakshaug
1895
(15789 Union, LG)
266
Mr. Michael Nolan
No specific date
(1002 Purdue St.,
San Leandro, CA 94570)
315
Mr. Bruce Curtis &
1896
Mr. Ben Griffin
231
Mr. Jack & Mr. Neil Voden
1893
Mr. Neil Voden
(105 Summerwood Ln.)
322
Mr. Edward Lucey
1890
(16485 Los Gatos Blvd., LG)
327
M &M Richard Carlson
No specific date
(187 LuRay Dr., LG)
330
Mrs. Zona Boyer
1885
(P.O. Box 5146, Santa Cruz)
409
Mr. Leo Boger
No specific date
(63 Grove St., LG)
Significant Commercial Structures
Old Town - 50 University Avenue: The most popular commercial
structure in the Historic District are located at Old Town (formerly the
University Avenue School and Auditorium). The property was a school
site from 1881 to 1964. At one time (1893- 1908), the site included
both a grammar school and high school. Although the structures have
been remodeled over time, they still maintain the historic character and
charm of the old school site.
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The first school opened on August 8, 1881. The structure was added
to in 1885 and an addition for a high school was constructed in 1893.
A final addition was constructed in 1916.
The old building was demolished and a new one built in 1923. The
original two -floor school built in 1923 was modeled after the early
California- Spanish mission of San Juan Capistrano. The school was
abandoned in 1961. The property was sold in 1964 and converted into
a Fine Arts Center housing more than 50 shops and restaurants the
school auditorium and was the home of California Actors Theater and
other performance groups until 1982. Today, the stripped Spanish
Colonial Revival stucco schoolhouse has been reconstructed to work
neatly as a shopping center in the woodsy contemporary style. The
result is a complex and pleasing design, curiously recalling the
Monterey Colonial Revival. The school auditorium /theater remains
available for theatrical performances and cultural events.
E. Description of particular features subject to preservation in addition
to items covered under Section 4.86.120 of the Zoning Ordinance are
as follows:
1. Roads should be repaired to maintain appearance as of adoption
of this ordinance.
2. Date stamps in concrete sidewalks.
F. Standards for review of new residential structures and exterior
residential remodels and additions that are visible from the street as
required by Section 4.86.180 are as follows:
1. Front yard fencing and walls: New fencing shall not exceed
three feet in height, shall be of open design, and shall be
consistent with those existing in the district. Covered gateways
may exceed the three -foot height limit.
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2. Front yard setbacks: Generally, new houses are required to
provide a front yard setback of 15 feet. Front yard setbacks
for new construction may be reduced in accordance with the
prevailing setback on the adjacent lots. (Reference Section
4.10.060 and 4.10.070, note these sections only apply to front
yards, not side, rear or side yards abutting streets.)
3. Heights and proportions: Heights and proportions of additions
and alterations should be compatible with those of existing
residential structures, especially if they will be seen from the
street. New construction should maintain the existing scale and
character through compatible design and attention to detail.
4. Building facades visible from the street: Protected elements
should include exterior trim, siding, windows, roofs, overhangs,
porches, walkways, doors and associated colors, materials and
details which contribute to the essential character of the district.
5. Siding: Detailed siding materials such as fancy cut shingles,
molded plaster and other intricate designs generally used as
design accents, shall be maintained, duplicated, re -used or
otherwise replaced -in -kind where they occur.
6. Building materials: The original materials shall be matched in
types and textures as closely as possible when rehabilitating a
structure. In addition, all new and rehabilitated structures will
be subject to the following standards:
a) Exterior siding materials
Clapboard and shiplap are the most common sidings.
b) Roofs
1) Wood shingles are the preferred material.
2) Composition materials are acceptable in dark colors.
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3) New roofs and modifications to existing roofs shall be
similar in shape pitch and detail to those existing in
the district which are generally steep (6:12 min.),
gabled and employ overhangs. Shed roofs may be
acceptable at the rear.
4) Detailing similar to that of existing structures, such as
brackets, verge boards, overhangs, etc, is encouraged
in the design of the new structures, especially on street
facades.
c) Windows and Doors
1) The preferred material for windows and doors is wood.
2) Original doors should be retained where possible.
Replacement doors should not be flat, but of a raised
pattern, especially on the street facade.
3) Plastic materials should not be used in place of glass.
4) In remodeling or additions, new windows shall match
the color, material and detail of existing windows.
Aluminum framed windows are acceptable and should
be compatible in size and proportion with the essential
character of the district, and should be other than
natural grey color.
5) Sills, lintels, frames, sashes, muntins and glass in
existing windows should be retained where possible.
d) Porches
1) New front porches should be similar in character to
those of the district which are generally large, roofed,
open- sided, visible from the street and located several
steps above level. If enclosed, new porches should not
be enclosed with anything other than glass or screen
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and these materials should be installed behind posts,
blasters and decorative trim.
2) In remodeling or additions, existing front porches
should be retained or replaced in kind.
e) Colors
Traditional three color schemes are favored over more
elaborate or single color schemes.
G. Standards for review of new commercial structure and all exterior
commercial remodels and additions as required by Section 4.86.180 are
as follows:
1. Fencing: Not permitted in required front yards or required
yards abutting a street except walls or fences not three feet
high may be erected to screen on -site parking spaces from the
street. A six -foot high masonry wall is required along those
property lines which abut or are across the street from a lot in
a residential zone.
2. Setbacks: Setbacks for new construction shall be in accordance
with the setbacks for the specific zone.
3. Heights and proportions: Heights and proportions of additions
and alterations should be compatible with those of existing
structures, especially if they will be seen from the street. New
construction should maintain the existing scale and character
through compatible design and attention to detail.
4. Building Facades: Protected elements should include exterior
trim, siding, windows, roofs, overhangs, porches, walkways, doors
and associated colors, materials and details which contribute to
the essential character of the district.
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5. Siding: Detailed siding materials such as fancy cut shingles,
molded plaster and other intricate designs generally used as
design accents, shall be maintained, duplicated, re -used or
otherwise replaced -in -kind where they occur.
6. Building materials: The original materials shall be matched in
types and textures as closely as possible when rehabilitating a
structure. In addition, all new and rehabilitated structures will
be subject to the following standards:
a) Exterior siding materials
Siding material shall be compatible with existing commercial
building in the immediate vicinity. Wall materials on
additions should be in keeping with existing siding.
b) Roofs
1) Composition materials are acceptable in dark colors.
2) New roofs and modifications to existing roofs shall be
similar in shape pitch and detail to those existing in
the district which are generally steep (6:12 min.),
gabled and employ overhangs. Shed roofs may be
acceptable at the rear.
3) Detailing similar to that of existing structures, such as
brackets, verge boards, overhangs, etc, is encouraged
in the design of new structures, especially on street
facades.
c) Windows and Doors
1) The preferred material for windows and doors is wood.
2) Original doors should be retained where possible.
Replacement doors should not be flat but of a raised
pattern, especially on the street facade.
3) Plastic materials should not be used in place of glass.
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4) In remodeling or additions, new windows shall match
the color, material and detail of existing windows.
Aluminum framed windows are acceptable and should
be compatible in size and proportion with the essential
character of the district, and should be other than
natural grey color.
5) Sills, lintels, frames, sashes, muntins and glass in
existing windows should be retained where possible.
d) Colors
Traditional three color schemes are favored over more
elaborate or single color schemes.
H. All structures (including accessory buildings) included in the district are
regulated by this ordinance and subject to all of the provisions of
Chapter 4.86 of the Zoning Ordinance. However, the permit
requirements of Section 4.86.120 only apply to work which is
considered a material change. A material change for a residential
structure is any exterior alteration for which a Building Permit is
required and which will affect the main facades that face onto an
adjacent street. A material change for a commercial structure is any
exterior alteration for which a Building Permit is required. this does
not include painting and ordinary maintenance which do not require
a permit. All other changes not included above are non - material
changes even when a Building Permit is required.
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SECTION III
This ordinance was introduced at a regular meeting of the Town Council of the
Town of Los Gatos on April 1, 1991 and adopted by the following vote as an ordinance of
the Town of Los Gatos at a meeting of the Town _- C.opnc i-1 of the Town of Los Gatos
on April 15, 1991.
COUNCIL MEMBERS:
AYES: Randy Attaway, Steven Blanton, and Mayor Brent N. Ventura
NAYS: None
ABSENT: None
ABSTAIN: Joanne Benjamin, Eric D. Carlson
SIGNED.
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
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Exhibit "A"
University-Edelen
Historic District