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Item 4 - Staff Report and Attachments 1 - 4 PREPARED BY: SALLY ZARNOWITZ, AIA, LEED AP Planning Manager 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874 www.losgatosca.gov TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT MEETING DATE: 10/23/2019 ITEM NO: 4 DATE: OCTOBER 22, 2019 TO: HISTORIC PRESERVATION COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: PROJECT LOCATION: 50 UNIVERSITY AVENUE. PROPERTY OWNER: SRI OLD TOWN LLC. APPLICANT: FEDERAL REALTY. REQUESTING APPROVAL FOR DEMOLITION AND REPLACEMENT OF A STRUCTURE IN THE UNIVERSITY EDELEN HISTORIC DISTRICT (OLD TOWN) ON PROPERTY ZONED C-2:LHP:PD. APN 529-02-044. RECOMMENDATION: Review the applicant’s request and make a recommendation to the Community Development Director regarding demolition and replacement of the structure. BACKGROUND: A. Property Details 1. Date primary structure was built: 1923/ Remodeled 1980s 2. Town of Los Gatos Historic Status Code: R 3. Does property have an LHP Overlay? Yes 4. Is structure in a historic district? Yes 5. If yes, what district? University Edelen District 6. If yes, is it a contributor? No 7. Findings required? Yes 8. Considerations required? Yes B. Comments The gate stands in the rear parking lot at the southeastern edge of the property, adjacent to the property at 20 University Avenue (St. Luke’s Episcopal Church). The applicant has submitted a structural evaluation by MRS Consulting Engineering, recommending stabilization, demolition, and replacement of the structure. PAGE 2 OF 2 SUBJECT: 50 UNIVERSITY AVENUE OCTOBER 22, 2019 N:\DEV\HISTORIC PRESERVATION\HPC Scanned Reports\2019\10-23-19\Item 4 - University 50\University 50_10-23-19.docx DISCUSSION: A. Findings As required by Town Code Section 29.10.09030(c) Demolition of historic structures, a demolition permit for a historic structure may only be approved if: 1. The structure poses an imminent safety hazard; or 2. The structure is determined not to have any special historical, architectural or aesthetic interest or value. Any request to demolish an historic structure shall be reviewed by the Historic Preservation Committee. All applications to demolish an historic structure which has been identified as a contributor to an existing historic district, a potential historic district, or is eligible for local designation shall be accompanied by a detailed report describing all aspects of the structure’s physical condition and shall incorporate pertinent information from the Town’s Historic Resources Inventory describing the structure’s historical and architectural characteristics. B. Sec. 29.80.290. Standards for review. In evaluating applications, the deciding body shall consider the architectural style, design, arrangement, texture, materials and color, and any other pertinent factors. Applications shall not be granted unless: (2) In historic districts, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is the subject of the application, nor adversely affect its relationship, in terms of harmony and appropriateness, with its surroundings, including neighboring structures, nor adversely affect the character, or the historical, architectural or aesthetic interest or value of the district. Should the HPC find merit in the request, the demolition permit could be approved by the Community Development Director. Design review of the replacement structure could return to the Committee prior to issuance of the Building permit at the request of the HPC. Attachments: 1. Structural Evaluation 2. Photographs 3. Anne Bloomfield Survey form 4. Ordinance 1920 University/Edelen Historic District Distribution: Cc: SRI Old Town LLC, 356 Santana Row, Suite 1005, San Jose, CA 95128 ATTACHMENT 1 This Page Intentionally Left Blank ATTACHMENT 2 Ut dlnm:. !Bfoom(ufd ARCHITECTURAL/CULTURAL SURVEY L r LOS GATOS RESEARCH 0$ (~A, c File address c.., 6'0 --ac> V"' PARCEL MAP INFORMATION , ARCHITECTURAL HISTORY (41 5) 922·1 063 2229 WEBSTER STREET SAN FRANCISCO. CA 94 1 1 5 Parcel # 5~ , -;... -o <14/ Lot size: 3. q (.) ').."11)-front ft . x ~ ft . deep Lot shape: Rectangle__ L___ Rectangle with small rear jog_ Other t:O,J,) -f!..rt:; vr<- Location: N s E W / side of ---=c.)=---------------S t Ave / Other _________ _ distance to cross st: I~~ ft. N / S E W --'-=-'------- --- --- --- from /1/1 ~ 1 .r, at NE NW SE SW /corner of /f/1 u 1/ e, HISTORIC INFORMATION ON PARCEL MAP J.~-rrJLo 1 s Old tract or subdivision name 10(.).1"'-p(> LG -<:><' Old Block # Old lot # -------------------- FIELD SURVEY INFORMATION (handwritten in red) 0 (2-. "'' <7 .s. 0 Preliminary rating ~ Estimated age 11"~ Style ;f//"' J, ,:;..~v, # stories A Alterations skbl CL'r tl q,r kd ~ "'7WO P· o/ l'nd ll· n.l.M) ::::i-rvc.-ofvr<~ ;/I u.. ,._..f<..r I I ' Other L)-r Ja. .fl.._q.o-f rt.-N w j ~ -AJ~{j) b r --~ ~ s; reA. r 1 a,k s w Co r-~r COUNTY ASSESSOR--PROPERTY CHARACTERISTICS (paste on copy) OWNERSHIP SHOWN ON MAPS Source Name Source Dat e ---------1891 Blk Book 1908 Survey 1944 Source Page Location of property, or Lot Old tract/block/lot Size Own er Nam e EFFective dat e -------- MISCELLANEOUS PHOTOS: Roll /frame #tJ;ok 7-/.s-Date/G-Il:'?? I (-t ) National Register listed date __________________ _ County Inventory 1979~----------~~--~----~ Town of Los Gatos: Designation ____ Recog n ition~· ~ District Name '7, Previous Survey Gebhard: page # illustration page # Butler/Junior League ------- ATTACHMENT 3 f(J...., 10 Commercial Design Guidelines 73 APPENDIX B University/Edelen Historic District Town of Los Gatos ORDINANCE 1920 ORDINANCE OF THE TOWN OF LOS GATOS AMENDING ORDINANCE NO. 1844 RELATING TO THEMODIFICATION OF THE DEVELOPMENT STANDARDSWHICH EFFECTED ZONE CHANGE NO. 88 (UNIVERSITY/EDELEN HISTORICDISTRICT) The Town Council of the Town of Los Gatos does hereby ordain: SECTION I The district delineated on the attached map is hereby designated historically and culturally significant as the University/Edelen Historic District HD-86-1B. SECTION II The district is designated to be historically, architec- turally, 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-86-1B C. Description of Designation:District D. Description of Characteristics which justify des- ignation: 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 pre- dated the turn of the century. Architecture: Victorian is predominant architecture, including in- formal wood frame cottages and impressive homes, intermixed with Craftsman/Bungalow style cottages built somewhat later. Also present in smaller num- bers are Colonial Revival. Contributing structures are both residential and commercial. Individual archi- tectural distinction is not as important in a historic district as the neighborhood entity created. The Uni- versity/Edelen district has easily identifiable bound- aries which add to its perception as a distinct neigh- borhood. SIGNIFICANT RESIDENTIAL STRUCTURES: Harry Perrin Home - 315 University Avenue: This house is estimated to have been built in 1895. The origi- nal 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 inte- rior was redone and made into law offices. In 1989 the structure was significantly damaged by the earthquake and in 1990 the building under went major repair and the seismic retrofit was completed in 1991 by VSL Cor- poration. 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 Borad of Trade (forerunner to the Chamber of Commerce). ATTACHMENT 4 Commercial Design Guidelines 74 APPENDIX B University/Edelen Historic District Town of Los Gatos CONTRIBUTORS TO DISTRICT Street Address Estimated Date of Construction 91 Bentley 1910s 107 Edelen 1890s 110 Edelen 1930-50s 114 Edelen 20th century 117 Edelen 19th century 124 Edelen 1900s 217 Edelen 19th century 219 Edelen 1920s 233 Edelen 1890s 239 Edelen 1890s 252 Edelen 1910s 255 Edelen 1920s 258 Edelen 1920s 68 Miles 1920s 72 Miles 1890s 40 University 1901 112 University 1930s 123 University 1900s 205 University 1900s 210 University 1920s 217 University 1910s 229 University N/A 230 University 1920s 241 University 1930s 242 University 1860s 245 University 1930s 250 University 1920s 251 University. 1930s 254 University 1890s 266 University 1890s 313 University 1920s 324 University ,1920s 326 University 1920s 327 University 1890s 329 University 1920s 330 University 1900s 333 University 1910s 259 University 1940s 111 Edelen 1880-90s 118 Edelen 1890s 129 Edelen 1890s 130 Edelen 1886 260 Edelen 1880s 115 University 1910s 118 University 1880s , 122 University 1870 .80’s 126 University 1880s 128 University 1890s 201 University 1890s 202 University 1870s 215 University 1880-90s 221 University 1920s 231 University 1930s 232 University 1920s 237 University 1880s 256 University 1880s 262 University 1890s 301 University 1910s 303 University.1910s 315 University c.1895 321 University 1890s 350 University N/A 611 University 1950s 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. 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 contempo- rary style. The result is a complex and pleasing design, curiously recalling the Monterey Colonial Revival. The school auditorium/theater remains available for theatri- cal performances and cultural events. E. Description of particular features subject to preservation in addition to items covered under Section Source : Historic Inventory Survey conducted by Anne Bloomfield. Street Address Estimated Date of Construction Commercial Design Guidelines 75 APPENDIX B University/Edelen Historic District Town of Los Gatos 4.86.120 of the Zoning Ordinance are as follows: 1. Date stamps in concrete sidewalks. 2. All existing picket and ornate wire fences, rock walls and front yard concrete walls shall be repaired and retained. SECTION III The intent and purpose of this section is t6 preserve and protect the Town of Los Gatos’ historic heritage, neighborhoods, streetscapes, and districts. A. Demolitions: Demolition of any contributing structure is for bidden absent cataclysmic event or upon deter- mination by the deciding body that demolition is necessary for the proper restoration of the structure. In the event of demolition as a result of cataclysmic event, the structure shall be re- constructed to match the structure existing im- mediately prior to the cataclysmic event or a previous structure on that site. B. Remodels or Additions: 1. Standards for review as required by Section 29.80.290 of the Town Code as follows: a)Architectural Review: Modification of the existing style or overall design of a con- tributing structure in the district is prohib- ited. A non-contributing structure may be remodeled into the architectural style and design of a contributing structure in the dis- trict (see list of contributors in Section II and Section III, C. herein). New architec- tural features may be added to the protected exterior facade only upon a demonstration by the applicant proving consistency with the existing architectural style and design as determined by the deciding body. Any pro- posed new architectural features must be proven to demonstrate architectural excel- lence, as well as be stylistically accurate and must clearly enhance the existing architec- tural style and design of the structure. Any uncertainty by the deciding body regarding the consistency, excellence or enhancement of the proposed new features to the exist- ing structure must be resolved by the de- ciding body against the applicant. b)Contributing_ Structures: The structures identified herein as contributors to the dis- trict have been determined to be. histori- cally, architecturally or culturally significant. Great care and scrutiny is required to prop- erly remodel or add on to any of the con- tributing structures so that the structure’s historic or architectural integrity is preserved and not destroyed or damaged in the re- modeling or addition process (see Section III, A. herein regarding demolitions). The following provisions are guidelines and re- quirements for the proper historic rehabili- tation and alteration of a contributing struc- ture. c)Non-Contributing Structures: A non- contributing structure, if not rehabilitated into a contributing style or design as pro- vided herein, should be remodeled or ex- panded consistent with its existing architec- tural style and design. Introduction of en- tirely new architectural styles (i.e. other than Victorian, Craftsman/Bungalow, Mission Revival/Mediterranean) is prohibited. 2. Restoration/Rehabilitation Guidelines a)General Guidelines: All protected ele- ments as described in Section III, B.2.(e) herein, of the existing exterior facade must be maintained. Any alteration of or addi- tion to an existing structure shall incorpo- rate and continue the same style patterns and design on the new construction as is on the existing, and also incorporate and continue in a consistent manner the protected exte- rior elements. Original, existing, protected exterior elements shall be repaired and re- used whenever possible. When an addition or remodel requires the use of newly con- structed exterior elements, they must be identical in size, dimension, shape and loca- tion, and must use the same materials as the existing protected exterior elements (except as provided in Section III, B.2.(e)). b)Front yard setbacks: The prevalent front setback for existing houses is 15 feet. Front yard setbacks for new construction may be increased or decreased in accordance with the prevailing setback on the block. (refer- ence Section. 29.40.050 and 29.40.055 of the Town Code, note these sections only apply to front yards, not side, rear or side yards abutting streets.) c)Heights and proportions: Heights and Commercial Design Guidelines 76 APPENDIX B University/Edelen Historic District Town of Los Gatos proportions of additions and alterations shall be consistent with and continue the original architectural style and design. All exterior elements including, but not limited to, rooflines, porches, doorways, windows, trim and siding shall be consistent with and continue the original architectural style and design. New construction should maintain the existing scale and character through com- patible design and attention to detail. The height and proportion of an addition or a second story shall not dominate the original structure. d)Building Materials: Use of natural/ origi- nal construction materials (e.g., real wood siding, rock, brick, shingles, plaster) match- ing and consistent with existing materials is required. Composite, synthetic, metal, vinyl, plastic or fabricated/ imitation wood prod- ucts, painted brick or imitation used brick are prohibited. New materials shall identi- cally match original materials in shape, size, dimension, texture and pattern. (metal used as flashing, screening, gutters, and utility ser- vices and other traditional elements are ac- ceptable). Upon a demonstration of hard- ship by the applicant, the decision making body may approve an acceptable alterna- tive to the original building material if use of the original material is unfeasible due to unreasonable cost and commercial availabil- ity, or health and safety considerations. e)Protected Exterior Elements: The pro- tected exterior elements of a structure in- clude all elements on the building’s facades and roof; however, minor structural alter- ations (e.g., addition of windows, doors, skylights, porches or decks) not visible from the public right-of-way are exempted from the provisions of this ordinance. Except for those minor alternations not visible from the public right-of-way, the protected exte- rior elements are defined to include, but are not limited to, doors, windows, glass, porches, posts, railings, stairways, cupolas, gables, bay windows, widows’ walks, ar- bors, siding, chimneys, towers, turrets, trim, mouldings, corbels, plaster features, rock walls, picket fences, shingles, roof lines, eaves and overhangs, colors, gingerbread, shingle siding, tiles, wrought iron and other deco- rative materials. Other exterior elements of a particular building may be protected as determined by the deciding body. Consis- tent with these requirements, further speci- fications regarding particular protected ele- ments is provided as follows: (1)Doors: Original doors should be re- tained and restored. New replacement doors for Victorians should not be flush, but of raised or flat panel design. Front doors generally should be painted not stained (not applicable to Mission Revival/ Mediterranean style structures). Screened doors shall be real wood framed of simple design unless patterns can be shown to fit the existing style. Glass or windows in doors shall meet all requirements immediately fol- lowing. (2)Windows and Glass: Original windows, glass and window decorations shall be re- tained and restored. It is recommended that only the deteriorated portions of the win- dows shall be replaced rather than the en- tire window. New or replacement windows shall be wood-sashed and mutined if ap- plicable. Sills, lintels, frames, sashes, mutins, and all decorations shall be identically re- placed. All elements of new windows shall be identical in size, shape, proportion, and dimensions as original windows of the building, or consistent with traditional sizes, proportions and dimensions of build- ings of the same architectural style, design and era. Windows must be constructed of real glass and window frames must be con- structed of real wood, not vinyl, metal or plastic. All lites (panes of glass) shall be true divided lite, not artificial or snap-in grids. New arched, angled, octagonal and stained glass windows are discouraged. Large ex- panses of blank exterior walls without win- dows are discouraged. (3)Bay Windows: Size, shape, proportion, dimension, type of foundation, and -roof material and style of bay windows, whether restored or of new construction, must be identical to the original or existing bay win- Commercial Design Guidelines 77 APPENDIX B University/Edelen Historic District Town of Los Gatos dows of the structure. New bay windows may be added to the building in locations where no bay windows previously existed; however, such new bay windows must be identical and replicate the style, design, size, shape and proportion, type of foundation and roof of other bay windows existing on structure; or in the alternative, any said new bay windows must be built in the same size, shape, dimension, proportions, mate- rial and type of foundation and roof es- tablished by original Victorian structures of the same design and style. New bay win- dows are permitted only when the appli- cant proves to the deciding body that said bay window is consistent with existing style, design and character of the contributing structure. (4)Chimneys: Wood-framed chimneys are prohibited unless their exteriors are covered with brick or river rock (3) veneers; stucco Mission. Revival or Medi- terranean style houses may have stucco cov- ered chimneys.. Painted metal stove pipe projections of less than four feet are per- mitted in less visible locations of the struc- ture. The size, shape, dimensions, design and patterns of new and reconstructed chim- neys must match those features of existing structure. Chimneys shall not be cantilevered and shall be narrower at the top than at its base. (5)Porches: Existing front porches, railings, posts, corbels,. roof coverings, ceilings, floors, steps, mouldings, trim; gingerbread, and other decorative features must be re- tained and restored using original materials, or identical material of same size, shape, proportion, pattern and in same locations. Construction of new porches must consist of materials of same size, shape, dimen- sion and pattern as contributing structures of similar style and design in district and be in appropriate locations on structure. New concrete or masonry porch floors are pro- hibited on Victorians or Craftsman/Bun- galow style houses. Minor alternations of existing porches are permitted only when the applicant proves to the deciding body that said alteration is consistent with the ex- isting style, design and character of the con- tributing structure. (6)Roofs, Gables, Eaves and Overhangs: Roofs shall maintain their original size, shape and pitch. Any changes in roof area, roof line, roof coverings, and eave depth and materials shall be consistent with the exist- ing structure. In general, original gables shall be retained. New gables may be added only where consistent with the existing style and design and approved by the deciding body. In general, gable ends should be symmetrical. Eaves and fascias are to be constructed of wood. Roof cov- erings of fireproof composition materials and dark colors in a heavy profile are ac- ceptable where they are made to resemble wood, if they are compatible with the ar- chitectural style of the building. Mission Re- vival or Mediterranean style structures shall have tide roofs of a color, texture, thick- ness and shape to look like the original clay roof tile. Plastic-and modern style tiles are prohibited. (7)Siding: Siding materials and placement on structure shall be appropriate to the ex- isting style and. design. All existing siding is to be restored and. retained wherever pos- sible. a.Wood siding, (Victorian/Craftsman): Siding must be real wood and not a com- posite, synthetic or fabricated wood prod- uct. Metal and vinyl siding products are pro- hibited. New siding must identically match existing in size, depth, width, pattern, and must match the existing cut or bevel in sid- ing in angle, slope, type width and depth of cut, if any. Old deteriorated shingles may be replaced, however, new shingles must match existing shingles in size, shape, dimen- sion and pattern. Siding material must run from the foundation to the roof, unless ex- isting pattern of house varies, in which case it must match pattern. b.Stucco Siding, (Mission Revival/Medi- terranean/ Craftsman): Stucco and stucco pattern must be retained and duplicated to identically match existing. The stucco should Commercial Design Guidelines 78 APPENDIX B University/Edelen Historic District Town of Los Gatos be sand textured, finished and colored to match existing, or to match other contrib- uting structures of the same style in. the District. (8)Fences/Walls: All existing picket and ornate wire fences, rock walls and front yard concrete walls shall be repaired and retained. Replacement or newly constructed fences or walls shall match those existing on the property, or shall match those of other con- tributing properties on that block. Introduc- tion of new rock wall patterns. or new. types of rocks or veneers in walls, not already existing in the district, is prohibited. Mortar should also match existing in color, texture, joint width and profile. New fencing shall be of open design, shall be constructed of wood, ornate wire (does not include chain link) or wrought iron and shall be consistent with those existing in the district. Covered gateways are permitted. Side and rear yard fencing shall be of traditional construction and materials and shall be consistent with prevalent fencing in the district. (9)Decorative Trim/Mouldings/Ginger- bread: All existing to be repaired and re- tained. Replacement must match .existing in materials, size, shape; dimension, location and pattern. Addition of new trim, mould- ing, gingerbread, etc., on new construction must be located and continued in the exist- ing pattern around the exterior of the struc- ture so as to maintain consistency with the original style and design. Excessive or inap- propriate use of gingerbread or other deco- rative materials is prohibited. Addition of new trim, moulding, gingerbread, etc. on areas where not previously existing is dis- couraged. (10)Colors: For Victorians, traditional 3 or 4 color paintings patterns are encour- aged. For Craftsman, traditional colors are encouraged. For Mission Revival/ Mediter- ranean, the traditional use of earth tones and red-hued roofing materials is required. (11)Garages: Style, roof pitch, propor- tions, and overall design of the garage (or carriage house, etc.), as well as building materials and architectural details shall be consistent with those of the era of the house. Exterior features of garages which are more modern or contemporary than the style of the house for which the garage is being built are discouraged. This includes features such as aluminum or roll up doors, aluminum frame windows, etc. This restriction applies only to features visible from a public right- of-way. Garages should be detached (may be attached by a breezeway) and set back behind the front facade of the house. 12)Interior Features: Only in cases where the owner desires to take advantage of the 1976 Tax Reform Act, the owner must re- tain original material, architectural features, hardware, original paint colors, plaster, wall- paper, etc., wherever possible. Repair and restore original materials wherever possible or replace with identical, replicated materi- als. Further information regarding consis- tency with interior remodels is available upon request. C. Construction of New Structure or Rede- sign or Remodel of Non-Contributing Struc- ture into a Contributing Style: 1.Entire New Structure: Construction of a new structure must be built in the style and design of contributing structures in the district. Exact duplication is neither required or encouraged. Strict adherence to achiev- ing consistency with a traditional, recognized architectural style and design of a contrib- uting structure in the district is required. New Victorian and Craftsman style structures must accurately replicate the traditional style, design and integrity of those contributing structures in the district. All doubts or in- sufficiencies regarding an applicant’s proposal regarding the consistency of a proposed new structure, style and design with that of a contributing structure in the district are to be resolved against the application by the deciding body’ 2.Remodel Non-contributor into Con- tributing Style and Design: An owner who wishes to remodel a non-contributing struc- ture into the style and design of a contrib- uting structure in the district may do so. However, the same requirement of Section III, C.I. herein, must be adhered to by the Commercial Design Guidelines 79 APPENDIX B University/Edelen Historic District Town of Los Gatos applicant. 3.Standards for Review: a)Intent and Purpose: The intent and purpose of this section is to protect Los Gatos’ historic heritage, neigh- borhoods, streetscapes, and districts. Great care and scrutiny is required to properly build or remodel a structure so that it be- comes an asset to a historic district. Approv- als for applications under this section shall be granted only where these guidelines have been met. b)Acceptable Architectural Styles and De- signs: In general, Victorian, Craftsman/Bun- galow, and Mission Revival/ Mediterranean styles are the contributors to Los Gatos’ historic districts. An applicant must produce photographs, counts, and documentation of the location of existing structures of that style in the district or reference materials in- dicating consistency with contributing styles in the district. All exterior elements subject to review shall be consistent with the pro- posed style. 4.New Construction/Remodeling into Contributing Style and Design - Construc- tion Guidelines: a)Front yard setbacks: The prevalent front setback for existing houses is 15 feet. Front yard setbacks for new construction may be increased or decreased in accordance with the prevailing setback on the block. (refer- ence Section 29.40.050 and 29.40.055 of the Town Code these sections only apply to front yards, not side, rear or side yards abut- ting streets). The front facade shall be par- allel to the street. b)Heights and proportions: Heights and proportions of altered or new structures shall be consistent with those of contribut- ing structures of the same style in the dis- trict. They should not be significantly taller, more massive, or in greatly different pro- portions from other contributing structures of the same style in the district. c)Required Building Materials: Use of natural construction materials (e.g. real wood siding, stucco, rock, brick, wood shingles, plaster) is required. Composite, synthetic, metal, vinyl, plastic or fabricated/ imitation wood products, painted brick. or imitation used brick are prohibited. Materials used shall be the same as those used in existing contributing buildings of the same style in the District (except that masonry or stone veneers on chimneys are acceptable). Upon a demonstration of hardship by the applicant, the decision making body may approve an acceptable alternative to the original building material if use of the origi- nal material is unfeasible due to unreason- able cost and commercial availability, or health and safety considerations. d) Exterior Elements Subject to Review: To be reviewed are: all elements on the building’s facades and roof, including but not limited to, doors, windows, glass, porches, posts, railings, stairways, cupolas, gables, bay windows, widows’ walks, ar- bors,’ siding, chimneys, towers, turrets, trim, mouldings, corbels, plaster features, rock walls, picket fences, shingles, roof lines, eaves and overhangs, colors, gingerbread, shingle siding, tiles wrought iron and other decora- tive materials. Other exterior elements of a particular building may be protected as de- termined by the deciding body. Consistent with these requirements, further specifica- tions regarding particular protected elements is provided as follows: (1)Doors: Doors should not be flush but of raised or flat panel design and painted, rather than stained, on. Victorian and Crafts- man-Bungalow style structures. Screened doors shall be real wood framed of simple design unless patterns can be shown to fit the existing style. Glass or windows in doors shall meet, all requirements immediately fol- lowing. (2)Windows/Glass: New or replacement windows shall be wood sashed and, if mutins are appropriate, wood mutined. All elements of new or replacement windows shall be consistent with the traditional’ sizes and proportions of those in buildings of the same architectural style in the District (e.g. the long, narrow windows of Victo- rian Architecture). Commercial Design Guidelines 80 APPENDIX B University/Edelen Historic District Town of Los Gatos Victorian style structures shall have windows constructed in the proportion and dimen- sions matching original Victorians. Vinyl, alu- minum or other types of window frames are prohibited. All lites (panes of glass) shall be individual lites, not artificial or snap-in grids. Arched windows are discouraged in Victorian styles. Octagonal windows are discouraged in Victorian, Craftsman/Bun- galow, and Mediterranean/Mission Revival styles. (3)Bay Windows: Size, shape, proportion, scale, materials, type of foundation or sup- port, type of decorative elements, and style of new bay windows must replicate those in existing contributing structures of the same architectural style in the District. In general, bay windows are only appropriate to Victorian styles. Victorian style structures shall have windows constructed in the pro- portion and dimensions matching original Victorians. (4)Chimneys: Chimneys of Victorian or Craftsman/Bungalow styles shall be of re- inforced masonry or stone, or wood frame with brick or stone/rock veneer and be smaller at the top than at the bottom. Chim- neys on Mission Revival/Mediterranean buildings may also be of a stucco to match the exterior of the building. (5)Porches: New porches must be of the same materials, relative size, shape, dimen- sion, and having the same type of decora- tive elements as those of contributing struc- tures of the same style in the district. New concrete or masonry porch floors and steps are prohibited on Victorian or Craftsman/ Bungalow style houses. (6)Roof Lines. Gables, Eaves and Over- hang: For Victorian and Craftsman/Bun- galow style structures, fire retardant wood shingles are the preferred material; fireproof composition materials are acceptable in dark colors and with a heavy profile, especially those which resemble wood. Mission Re- vival/ Mediterranean style structures shall have tile roofs of a color, texture, shape, and thickness to look like traditional tiles. Plastic and modern style tiles are prohib- ited. (7)Siding: Siding on Victorian or Crafts- man/Bungalow style structures must match those of a contributing structure of the same style in the District in size, depth, width, material, pattern, cut or .bevel, angle; slope, type; and width or depth of cut, if any. (a)Wood siding (Victorian/Craftsman): All wood siding material shall be real wood and not .a composite or fabricated wood prod- uct. Shingles must also be of a size, shape, dimension, and pattern to be consistent with singles of one or more contributing build- ing of the same style in the District. Siding materials must run from the foundation to the roof unless the applicant can cite other contributing houses of the same style in the District on which the siding pattern varies in the manner proposed. (b)Stucco Siding (Mission Revival/Medi- terranean/Craftsman: Stucco pattern, color, finish, and texture should closely resemble that on other houses of the same style in the district. (8)Picket Fences/Rock Walls/Arbors: Picket fences/rock walls/arbors shall match or be very similar to those on a contribut- ing building of the same style in the Dis- trict. Excessive or inappropriate use of “gin- gerbread” or other decorative elements is prohibited. New fencing shall be of open design, shall be constructed of wood, or- nate wire (does not include chain link) or wrought iron and shall be consistent with those existing in the district. Covered gate- ways are permitted. Side and rear yard fenc- ing shall be traditional construction and materials and shall be consistent with preva- lent fencing in the district. (9)Decorative Trim/Mouldingss/Ginger- breads: Excessive or inappropriate use of ginger- bread or other decorated elements is pro- hibited. Size, shape, dimension and location of these decorative materials shall be con- sistent with that on other contributing struc- tures of same style and design in the dis- trict. (10)Colors: For Victorians, traditional 3 or 4 color paintings patterns are encour- Commercial Design Guidelines 81 APPENDIX B University/Edelen Historic District Town of Los Gatos aged. For Craftsman, traditional colors are encouraged. For Mission Revival/Mediter- ranean, the traditional use of earthtones and red-hued roofing materials is required. (11)Garages: Style, roof pitch, propor- tions, and overall design of the garage (or carriage house, etc.), as well as building materials and architectural details shall be consistent with those of the era of the house. Exterior features of garages which are more modern or contemporary than the style of the house for which the garage is being built are discouraged. This includes features such as aluminum or roll up doors, aluminum frame windows, etc. This restriction applies only to features visible from a public right- of-way. Garages should be detached (may be attached by a breezeway) and set back behind the front facade of the house. D. All structures (including accessory buildings) included in the district are regulated by this or- dinance and subject to all of the provisions of Article VIII, Division 3 of the Town Code. However, the permit requirements of Section 29.80.260 of the Town Code only apply to work which is considered a material change. A material change is any exterior alteration for which a building permit is required or which will affect the protected exterior elements as defined in Section II, B.2.(e) herein. This does not include painting and ordinary maintenance which do not require a permit. SECTION IV This Ordinance takes effect 30 days after the date it is adopted. Within 15 days after this Or- dinance is adopted, the Town Clerk shall cause it to be published once in a newspaper of gen- eral circulation published and circulated in the Town. This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on October 5, 1992, and adopted by the following vote as an ordinance of the Town of Los Gatos at a meeting of the Town Council of the Town of Los Gatos on Octo- ber 19, 1992.. COUNCIL MEMBERS: AYES: Randy Attaway, Joanne Benjamin, Steven Blanton, Brent N. Ventura Mayor Eric D. Carlson NAYS: None ABSENT: None ABSTAIN:None SIGNED:/s/ Eric D. Carlson Mayor of the Town of Los Gatos, California ATTEST: /s/ Marian V. Cosgrove Clerk of the Town of Los Gatos, California Commercial Design Guidelines 82 APPENDIX B University/Edelen Historic District Town of Los Gatos BIBLIOGRAPHY Bloomfield, Anne. Los Gatos Historic Resources Inventory, 1991. Rifkind, Carole. A Field Guide to American Archi- tecture. New York, Bonanza Books, 1980, 1986. HELPFUL REFERENCES American Life Foundation. “Gordon-Van Tine Co. Architectural Details 1915”, Catalogue, New York, American Life Foundation. 1985. Amrhein, James E., S.E: Residential Masonry Fire- place and Chimney Handbook. Los Angeles, Ma- sonry Institute of America. 1989. Blumenson, John J.G. Identifying American Archi- tecture. Nashville, American Association for State and Local History, 1977, 1981. Bruntz, George G. History of Los Gatos. Santa Cruz, Western Tanager. Press (Valley Publishers). 1983. Howard, Hugh. How Old is this House? A Skel- eton Key to Dating and Identifying Three Centuries of American Houses. New .York; Farrar, Straus and Giroux for Home Renovation Associates. 1989. Kariotis, John, Roselund, Wells and Krakower, Mike. The Engineer’s View. Loma Prieta: Historic Build- ings. Earthquake Damage and Seismic Strengthen- ing. California, California Preservation Foundation. 1991. Klein, Marilyn W. Clues to North American Archi- tecture. Markham, Ontario; Fitzhenry & Whiteside Limited. 1985. McAlester, Virginia & Lee. A Field Guide to Ameri- can Houses. New York, Alfred A. Knop. 1984, fourth printing 1986. Merritt, John. Loma Prieta: Seismic Safety and His- toric Building. California, California Preservation Foundation. 1990. Moss, Roger. Century of Color. Watkins Glen, New York; American Life Foundation 1981. Myers, John H., revised by Hume. Gary L. “Alumi- num and Vinyl Siding on Historic Buildings”. Vol- ume 8, Preser vation Briefs. Washington, D.C.; U.S. Government Printing Office. Myers, John H. “The Repair of Historic Wooden Windows”. Volume 9, Preser vation Briefs. Wash- ington, D.C.; U.S. Government Printing Office. Nelson, Lee H., FAIA. “Architectural Character: Identifying the Visual Aspects of Historic Buildings.as an Aid to Preserving Their Character”. Volume 17, Preser vation Briefs. Washington, D.C.; U.S. Gov- ernment Printing Office. Park, Sharon C., AIA. “The Use of Substitute Ma- terials on Historic Buildings Exteriors”. Volume 16. Preser vation Briefs. Washington, D.C.; U.S. Govern- ment Printing Office. Prentice, Helaine Kaplan and Prentice, Blair. Rehab Right. How to Realize the Full Value of your Old House. City of Oakland Planning Department. Ber- keley, Ten Speed Press, 1978, 1986. Stahl, Frederick A. A Guide to the Maintenance. Repair, and Alteration of Historic Buildings. New York, Van Nostrand Reinhold Company. 1984. Sweetser, Sarah M. “Roofing for.Historic Buildings” Volume 4. Preser vation Briefs. Washington, D.C.; U.S. Government Printing Office. U.S. Department of the Interior National Park Ser- vice The Secretar y of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating His- toric Buildings (Revised 1989). Washington, D.C.; U.S. Department of the Interior National Park Service Preservation Assistance Division. Weeks, Kay D. “New Exterior Additions to His- toric Buildings: Preservation Concerns”. Volume 14. Preser vation Briefs. Washington, D.C.; U.S. Govern- ment Printing Office.