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06 Staff Report - Hillside Residential Zonesr MEETING DATE: 10-20-08 AGENDA ITEM: COUNCIL AGENDA REPORT DATE: October 10, 2008 TO: MAYOR AND TOWN COUNCIL FROM: ORRY P. KORB, TOWN ATTORNEY SUBJECT: UPDATE AND MERGE THE PRE-1941 DESIGN GUIDELINES AND THE RESIDENTIAL DEVELOPMENT STANDARDS FOR ALL SINGLE FAMILY AND TWO FAMILY DWELLINGS IN ALL ZONES EXCEPT THE RESOURCE CONSERVATION AND HILLSIDE RESIDENTIAL ZONES. A. ADOPT ORDINANCE AMENDING ALMOND GROVE HISTORIC DISTRICT ORDINANCE CONSISTENT WITH DESIGN GUIDELINES B. ADOPT ORDINANCE AMENDING BROADWAY HISTORIC DISTRICT ORDINANCE CONSISTENT WITH DESIGN GUIDELINES C. ADOPT ORDINANCE AMENDING FAIRVIEW PLAZA HISTORIC DISTRICT ORDINANCE CONSISTENT WITH DESIGN GUIDELINES D. ADOPT ORDINANCE AMENDING UNIVERSITY/EDELEN HISTORIC DISTRICT ORDINANCE CONSISTENT WITH DESIGN GUIDELINES E. ADOPT ORDINANCE AMENDING ZONING CODE REGARDING THE DUTIES OF THE HISTORIC PRESERVATION COMMITTEE AND THE PROCEDURE FOR MINOR HISTORIC PROJECTS RECOMMENDATION: Adopt ordinances amending the zoning code regarding the duties of the Historical Preservation Committee, the procedure for minor historic projects and four historic districts consistent with design guidelines. DISCUSSION: On October 6, 2008, Council voted to adopt five ordinances amending the Zoning Code consistent with design guidelines. Adoption of the ordinances completes Council's action on this matter. The ordinances amending the Town Code become effective 30 days after adoption. Attachments: Proposed Ordinances (At t achment s 1-5) PREPARED BY: ORRY P. KORB, TOWN ATTORNEY OPK:LN;B/wp [N:41TYReports\Repon Ord Design Guidelines wpd] Reviewed by: ,T% ,"own Manager Assistant Town Manager Clerk Finance Community Development Rev: 10/16/08 12:20 pm Reformatted: 7/19/99 Filed 301-05 ORDINANCE ORDINANCE OF THE TOWN OF LOS GATOS AMENDING ORDINANCE NO. 1163 1919 RELATING TO THE MODIFICATION OF THE DEVELOPMENT STANDARDS WHICH EFFECTED ZONE CHANGE NO. 86 (ALMOND GROVE HISTORIC DISTRICT) 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 Almond Grove Historic District HD-80-1 A. SECTION II The district is designated to be historically, architecturally, or aesthetically significant for the reasons listed below: A. Property: Almond Grove District. Boundaries: Bean to the south, Glen Ridge Avenue to the west, to but not including the lots facing Saratoga Avenue to the north, and to but not including the lots facing North Santa Cruz Avenue to the east (see map Exhibit A) B. Historic designation no.: HD-80-IA C. Description of designation: District D. Description of characteristics which justify the designation: Historical: The Almond Grove addition was the first and largest subdivision after the incorporation of the Town of Los Gatos. Of approximately 40 acres, the historic tract was the last land, formerly an almond orchard as its name suggests, of 162Y2 acres bought in 1865 by John Mason from Edward Auzerais, an important landowner in Santa Clara County after whom Auzerais Street in San Jose and Auzerais Court in Los Gatos are named. The purchasers and developers of Almond Grove were four very important figures to Los Gatos history and honored by street names still used in the area. They were Alphonse Eli Wilder, banker; Augustine Nicholson, capitalist; Magnus Tait, farmer and miner; and John "Bean, orchardist. ATTACHMENT 1 Many important contributors to the development of the Town lived in the Almond Grove area.L. E. Hamilton, secretary of the Odd Fellows and director of the 1889 Los Gatos Cemetery Association, built his own house at 139 Wilder (which is still owned and occupied by his daughter). In addition, he also did extensive carpentry work for Mrs. Winchester of the famous Winchester House in San Jose. The house at 115 Wilder was owned by Clarence Lyndon, nephew of town pioneer John Lyndon. E. N. Davis, head trustee (mayor) on the board of trustees, 1898-1902, lived at 131 Tait. The Magnus Tait home is 231 Tait. 129 Tait was the home of E. E. Place and birthplace of George Place, owner of Place Mortuary housed in the Coggeshall Mansion (a Town historic landmark now the site of the Chart House). 328 Bachman is the "Massol" house. Fenilen Massol. was Los Gatos mayor, 1894- 97. 354 Bachman was the home of George McMurty, who as a youth helped haul stones to build Forbes Mill Annex and later became the first treasurer of incorporated Los Gatos, a post he held for over 40 years. 216 Glen Ridge was the home of W. H. B. Trantham, who in 1885 became the first owner of the Los Gatos News after its founder temporarily retired. Trantham owned the News (later the Mail -News) until 1976. The Mail -News remained in existence until 1953. 200 Glen Ridge was at one time the home of Raymond J. Fisher, educator, after who Fisher School is named. John Bean started a business right in Almond Grove that evolved into a local family dynasty's multi -national corporation, Food Machinery Corporation. Plagued by San Jose scale on his orchard trees, he developed an improved chemical spray pump, a significant development in an era of tremendous fruit growing in Santa Clara Valley. Bean gave his son-in-law, David C. Crummey, a share in the business. Historical evidence indicates that Crummey lived in the house on the corner of Bean and Santa Cruz Avenues, 212 Bean Avenue, until the business prospered and he built the elaborate mansion at 33 Glen Ridge Avenue. D. C.'s son, John Crummey, further improved the pump and expanded the Almond Grove headquartered business. (In Horatio Algier tradition, he enterprisingly rode a bicycle up and down the Sacramento Valley and lined up enough orders to keep the company in business for years). Under Crummey, the Bean Spray Pump Company became F.M.C. (Still retaining a division entitled Bean Spray Pump Company). Under John Crummey's son-in-law, Paul Davies, F.M.C. became an international corporation, and a member of his family still serves on the board of directors. CONTRIBUTORS TO DISTRICT Estimated Date Street Address of Construction 228 Almendfa 1910s 230 Almendra 1910s 231 Almendra 1910s' 237 Almendra 1-880s 238 Almendra 1920s 242 Almendm 1910a 215 Almendra 1900s 253 Almendra 1920s 2-5-3 Almendra 1920s 302 Almendra 1900s 315 Almendra 1910s 346 Almendra 1910s 322 Almendra 1910s 211 Bachman 4-8-60s 221 Bachman 1930s 222 Bachman 1900s 226 Bachman 1920s 228 Bachman 1920s 243 Bachman' 1910s 214 Bachman 1-940s 20 Bachman 1920s 251 Bachman 1930s 2-5-6 Bachman 1-8-80s 3.00 Bachman 193010s 301 Bachman 1920 30s Street Address Estimated Date of Construction 303 Baehman 1930s 308 Bachman No specific date 320 man 1920s 327 Bachman 4940s 212 Bean 1890s 236 Bean 1900s 200 Galen -Ridge 1910s 200 Glen -Ridge 1910s 240 Glen Ridee 1920s 102 Masse" 4-840s 406 Massel 1870s 444 Masse" 1480-90s 449 Masse' 1870s 420 Masse' 1930s 121 Massel 1930s 125 Masse" 4860s 130 Masse" 1860s 131 Masse" 1920s -1-36 Masse' _19th cent -1-44 Massel 1920s 155 Masse" 1910s 456 Masse' 1910a 240 Masse' 1920s 218 Masse' 4860s 220 Masse' 19th cent 231 Massol 1930s 320 Massol 1910s 2-1-6 Ni�.n 1910s 222 N helsen 1920s 255 Mc -nelson 1920s 301 Nicholson 1940s 310 Niehelsen 1860s 1940s 315 Ni lsen 1920s -1.00 Tait 4890s 403 Tait 1900s 406 Tait 1890s 445 Tait 1890s 116 Tait 4860s 116 Tait 1920s 118 Tait 1890s Street Address Estimated Date of Construction 122 Tait 1890s 125 Tait 19th cent 128 Tait 1890s 131 Tait 1860s 4-36 Tait 1870s 112 Tait 1910s 145 Tait 1910s 4- 6 Tait 1920s 150 Tait 1920s 202 Tait 1930s 203 Tait 19th cent 207 Tait 1900s 213 Tait 19th cent 215 Tait 19th cent 218 Tait 1880s 225 Tait 1910s 230 Tait 4-8-80s 231 Tait 1860s 311 Tait 1920s 331 Tait 1920s 4-00 Wilder 1890s 4-04_ Wilder 1890s 107 Wilder 1900s 113 Wilder 1900s -1-1.4 Wilder 1930s 4-1-5 Wilder 1910s 121 Wilder 1-8805 123 Wilder 1910s 121 Wilder 1900s 127 Wilder 1920s 128 Wilder 1910s 131 Wilder 1930s 134 Wilder 1870s 138 Wilder 1920s 4�9 Wilder 1860 70s 147 Wilder 1890s 4-50 Wilder 1910s 153 Wilder 1870s 201 , Wilder 1900s 20-5 Wilder 4-880s 4 Estimated -Date Street Address of Construction 208 Wilder 19005 211 Wilder 1920s 212 Wier 1860 70s 218 Wilder 1860 70s 221 Wilder 1920s 221 Wilder 1860 70s 225 Wilder 19105 Sou„ce: Hi toric Inventory Survey c ducted by A tme Bloomfield Architectural: The predominance of Victorian architecture, including informal wood frame cottages and impressive homes, intermixed with bungalow style cottages Colonial Revival and Mission Revival homes built somewhat later reflect the history and development of the district. Individual architectural distinction is not the important factor in an historic district but the neighborhood entity created. The Almond Grove area is unique in that of the 78 pre-1895 houses built here, 64 or about 82% still grace the streets. In addition, 22 houses built between 1895 and 1908, 31 houses built between 1908 and 1916 and another 30 houses built between 1917 and 1930 still exist. The 1989 earthquake significantly damaged two houses built prior to the 1.900's and one house built in the 1920's which were demolished. A total of 180 structures now line the streets within the boundaries of the district, 147 or 82% of those structures were built by 1930. The streetscapes remain basically unchanged, lending the district a special old-time feeling' that for many symbolize old Los Gatos and represents an important part of our Town's heritage. Sources: Robert E. Lee, supported by Sanborn maps; Town of Los Gatos and Santa Clara County tax records; and History of Los Gatos by George Bruntz. E. Listed below are Town features recommended for preservation. Review by the Historic Preservation Committee is required for any changes to these features. 1. Roads are concrete and should be repaired to maintain appearance as of the year 1976. 2. Date stamp in concrete sidewalks. F. Nothing in this Ordinance is intended to be inconsistent with The Secretary of the Interior's SECTION III The intent and ' historic heritage, neighborhoods, streetscapes, and districts. A. Demolitions: Demolition of any contributing structure is forbidden absent cataclysmic event, or upen-deteFFninatien-the-deeiding-bedy-that-deinelitien-(-as-defineel-by-Tewn-Gede-) result of cataclysmic event, the structure shall be reconstructed to match the structure existing immediately prior to the cataclysmic event or a previous structure on that site. B. Remodels or Additions: 1. Standards fer review as regtriFed by Sectien 29.80.2.90 of the Town Code as fellews a) Architectural Review: Modification of the existing style or overall de of ntributing structure in the district : ohibited n and design of a contributing structwe in the district (See list of contributors in Sectien K and Sectien III, C. herein). New rchitectural f atures m , be added to the protected exterior f cade the existing architectural style and design as determined by the deciding body. Any proposed new architectural features must be proven to demonstrate architectural excellence, as well as be stylistically accurate and must clearly enhance the existing architectural 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 existing structure ,st be olved by the deciding body „st the plicanr b) Contributing Structures: The structures identified herein as ecturallyrculturall. i ficant. Gre r ,l rutin required to properly remodel or add on to any of the contributing c,tructures ,o that the structure's historic or architectural integrity is preserved and not destroyed or damaged in the remodeling or addition process. (Sec Section III, A. herein regarding demolitions). The following provisions are guidelines and requirements for the proper historic rehabilitation and alteration of a contributing structure. c) Non Contributing Structures: A nen contributing structure, if not rehabilitated into a contributing style or design as provided herein, should be remodeled or expanded consistent with its existing architectural style and design. Introduction of entirely new architectural styles (i.e. other than Victorian, Craftsman/Bungalow, 2. Restoration/Rehabilitation Guidelines a) General Guidelines: All protected events as described in Section III, B.2.(e) herein, of the existing exterior facade must be maintained. and continue the same massing, size, scale, and architectural features and design on the new construction as is en the existing, and also continue in a consistent manner the protected exterior elements. Original, existing, protected exterior elements shall be repaired and 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 (Reference Section 29.10.050 and 29.10.055 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- proportions of additions and alterations shall be consistent with and continue the original architectural style and design. All a or elements including, but not limited to, rooflines, porches, doorways, windows, trim and siding-shall_be consistent cith and continue tho nl n chitect„ al The height and p portion of an addition nd story shall not dominate the r al structure d) Building Materials: Use of natural/original construction materials (e.g., real wood siding, rock, brick, shingles, plaster) matching and consistent with existing materials is required. Composite, synthetic, brick or imitation used brick are prohibited. New materials shall and pattern. (Metal used as flashing, screening, gutters, and utility services and other traditional elements are acceptable). Upon a material if use of the original material is unfeasible due to unreasonable cost and commercial availability, or health and safety considerations. e) Protected Exterior Elements: The protected exterior elements of a structure include all elements on the building's facades and roof; however, minor structural alterations (e.g., addition of windows, of way are exempted from the provisions of this ordinance. Except the protected exterior elements are defined to include, but are not cupolas, gables, bay windows, widows walks, arbors, 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 decorative materials. Other exterior elements of a particular building may be protected as determined by the deciding bedy. Consistent protected elements is provided as follows: (1) Doors: Original doors should be retained and restored. New . style structures, should not be flush, but of raised or flat panel design. Frent—do eu}d—btea et stained (not applicable to Mission Revival/ Mediterranean style structures). Screened doors shall be real wood framed of style. Glass or windows in doors shall meet all requirements immediately —following, (2) Windows and Glass: Original windows, glass and window decorations shall be retained and restered. It is recommended that tha., ♦he e„tire . ndow New o place. ent . ndows shall he , o,d Gashed and mutined if applicable. Sills, lintels, frames, sashes, mutins, and all decorations shall be identically replaced. All elements of newws—shall be identical in size, shape, proportion, and dimensions as original windows of the building, or consistent with architectural style, design and era. Windows must be constructed of real glass and , „fl w fr m ,st be nstr,,cted „f real . ed et vinyl, metal or plastic. All lites (des of glass) shall be true divided lite, not artificial or snap in grids. New arched, angled, octagonal and stained glass windows are discouraged. Large expanses of blank exterior , ,alls , ithent . ndows e e discouraged (3) BU Windows: Size, shape, proportion, dimension, type of foundation, and roof material and style of bay windows, whetheretsored of r t sr dorr rt be identical to windews-mwfbe-added4e-the-building-in-leeatiens-where-ne 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 bui4t in the same size, shape, dimension, proportions, material and type of foundation and roof established by original Victorian design and character of the contributing structure. Chimneys: Wood framed chimneys are prohibited unless projections of less than four feet are permitted in less visible and patterns of new and reconstructed chimneys must match those features of existing structure. Chimneys shall not be cantilevered and shall be narrower at the top than at its base. Porches: Existing front porches, railings, posts, corbels, roof coverings, ceilings, floors, steps, mouldings, trim, gingerbread, and other decorative features must be retained and restored using original materials, or identical material of Construction of new porches must consist of materials of same size, shape, dimension and pattern as contributing structures of similar-style-and-design-in-distriet-anfl-be-in-apprepriate-leeatiens-en structure. New concrete or masenry perch- fleers are prohibited except on Mission Revival and Mediterranean style reuses. Minor alternations of existing porches are permitted only when the applicant proves to the deciding body that said alteration is consistent with the existing style, design and character of the contributing str ct„ (6) Roofs Gables Eaves and Overhang: Roofs shall maintain their original size, shape and pitch. Any changes in roof area, {7) gables shall be retained. New gapes may be added only where consistent with the existing style and design and approved by the deciding body. In general, gable ends should be-symnetrical—Eaves-and-fasei-as--are-te e-enstructed--of dark colors in a heavy profile -are -acceptable °here they are made to resemble wood, if they are compatible with the architectural style of the building. Mission Revival or Mediterranean style structures shall have tile reefs of a color, texture, thickness and shape to leek like the original clay roof tile. Plastic and modern style tiles are prohibited. g: Siding materials and placement on structure shall be appropriate -to the-existin -styled-desi gn^ 1 i sting siding is to be restored and retained whenever possible. a. Wood siding (Victorian/Cra€t ian/Colonial Revival: Siding must be real wood and not a composite, thetic f bric.,ted < od p eduet Metal and yl �171iGi1vTl{y �J1�iti Vile-G�GGR -Y�V siding products are prohibited. New siding must identically match existing in size, depth, width, pattern, and must match the existing cut or bevel in siding in angle, slope, type width and depth of cut, if any. Old deteriorated shingles may be replaced, must run from the foundation to the roof, unless match pattern. b. Stucco Siding, (Mission Revival Mediterranean/ Colonial Revival/ Craftsman): Stucco and stucco pattern must be retained and duplicated to identically match existing. The stucco should be sand textured, finished „d colored to mat 1, a istinrt r to match other contributing structures of the same style in the District. (8) Fences/Walls: All existing picket and emate 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 preperty, or shall match those of other contributing preperties on that block. Introduction of new rock wall patterns or new types of rocks or veneers in wallsnet—already existing in the district, is prohibited. Mortar sheuld also match existing in color, texture, joint width and profile. New fencing shall be of open include chain link) or wrest -iron and shall be consistent with those existing in the district. Covered gateways are permitted. Side and rear yard fencing :,hall be of traditional cei truction--and—materi 1 and shall be eensi-stentwi+izh prev.,lent f ncing in the district (9) Decorative Trim Mouldings, Gingerbread: All existing to be repaired and retained. Replacement must match existing in materials, size, shape, dimensieni location and pattern. Addition of new trim, moulding, gingerbread, etc., on new construction •st be locatea nd ntineed in the existing pattern arend erior of the structure , t„ m ntain consistency with the original style and design. Excessive or is prohibited. Addition of new trim, mounting, gingerbread, ctc. on areas where not previously existing is discouraged. (10) Colors: For Victorians, traditional 3 or 4 color paintings patterns are encouraged. For Craftsman, traditional colors are encouraged. For Mission Revival/ Mediterranean, the required. (11) G ges: Style, reef pitch, prepeftiens, 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 house for which the garage is being built are discouraged. This includes features such as aluminum or roll up doors, features visible from a IF) ub1ie right of way. Garages should be detached (may be attached by a breezeway) and set back behind the f ent f cade f the houso f) Interior Features: Only in cases where the owner desires to take advantage of the 1976 Tax Reform Act, the -owner must retain original material, architectural features, hardware, original paint colors, plaster, wallpaper, etc., wherever possible. Repair and restore original materials wherever possible or replace with identical, replicated materials. Further information regarding consistency with interior r odels : ailable , ect C. Construction of New Structure or Redesign er Remodel of Non Contributing Struct rc int„ a Contributing Style. 1. Entirely 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 achieving consistency with a traditional, recognized architectural style and design of a contributing structure in the district is required. New Victorian, Mission Revival/ Mediterranean, Colonial Revival and Craftsman style structures must accurately replicate the traditional style, design and integrity of those 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 Contributing Style and Design: An owner of a contributing structure in the district may do so. However, the same requirement of Section III, C.I. herein, must be adhered to by the applicant. 3. Standards for Review: a) Intent and Purpose: The intent and purpose of this section is to protect Los Gatos' historic heritage, neighborhoods, street capes, and districts. Great care and sef ti„y ; rod to erly build odel a str, t th t 't becomes an asset to a historic district. Approvals for applications under this section shall be granted only where these guidelines have Wit. b) Acce.table Architectural Styles and Designs: In general, Victorian, Craftsman/Bungalow, Colonial Revival, and Mission Revival/ Mediterranean styles are the contributors to this historic district. An aPPlieant--Fnust—Preduee-thetegfafthsi—counts7-an4-Eleetinientatien—ef the location of existing structures of that style in the district or the district. All exterior elements subject to review shall be consistent with the , ed stylo 11. New Construction /Remodeling into Contributing Style and Design Construction Guidelines: a) Front ,yard setbacks: The prevalent front setback for existing houses is 15 feet. Brent yard setbacks for new construction may be increased or decreased in accordance with the prevailing setback on the block (Reference Section 29 nn ncn and 29 .ln 055 of the Tow„ Code the e sections only apply to front yards, net side, rear or side yards abutting streets). The front facade shall be parallel to the street. n b) Heights and proportions: Heights and proportions of altered or new structures shall be consistent with those of contributing structures of the same style in the district. They should not bc significantly taller, more massive, or in greatly different proportions fr-em other contributing stnietuFes-ef4he-same-style-in-the-distfiet, c) Required Building MateFiats: Use of natural construction materials (e.g. real wood siding, stucce, Feck, bpick, wood shingles, plaster) is required. Composite, synthetic, metal, vinyl, plastic or fabricated /imitation wood products, painted brick or imitation used brick arc prehibited,-Materials-used-shall-be-the-,same as those used in existing contributing buildings of the same style in the District (except that masonry or stene veneers on chimneys are acceptable). Upon a may approve an acceptable alternative to the original building material, if use of the -original material is unfeasible due to considerations. d) Exterior Elements Subject to Review: Te be reviewed are: all elements on the buildingts facades and roof, including but not limited to, doors, windows, glass, perches, 19ests, railings, stairways, cupolas, gables, bay windows, widows walks, arbors, siding, chimneys, towers, turrets, trim, mouldings, corbels, plaster features, rock walls, picket fences, shingles, roef lines, eaves and overhangs, colors, gingerbread, shingle siding, tiles wrought iron and other decorative materials. Other exterior elements of a particular building may be preteeted-as-deterFained-lthe-deciding-hodyGensistent-with4hese requirements, further specifications regarding particular protected elements-is-ffevided-as-foliewsi (1) Doors: Doors should not be flush but of raised or flat panel design and painted, rather than stained, except for Mission Revival! Mediterranean -style str ctures Screenea doors shall be real wood framed of simple design unless pattcrns can be shown to fit the existing style. -Glass or windows in doors (2) Windows/Glass: New or replacement windows shall be wood sashed and, if mutins are appropriate, wood mutined. All elements of n plaeei ent . .dows shall be . :stent with the tradition l c nd p ortions of•those ir, buildings of -the same architectural style in the District (e.g. the long, narrow windows of Victorian architecture). Victorian style structures shall have windows constructed in the proportion and dimensions matching original Victorians. Vinyl, 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; Craftstnan!BB'ungalo , and Med;terro „iMission Revival styles. (3) Windows: Size, shape, proportion, scale, materials, typo of foundation er supper, type of decorative elements, and style of new bay windows must replicate those in existing eentri-boting-strtionares-ef-the-saine-arehiteetural-style-i-n-the District. In general, bay windows are only appropriate to constructed in the proportion and dimensions matching (1) Chimney: Chimneys of Victorian, Mission Revival/ Mediterranean, Colonial Revival or Craftsman/Bungalow at the bottom. Chimneys en Dion 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, dimension, and having the same type of decorative ele„„e„ts as those o f „tributing structure. of the same style in the district. New concrete or masonry porch floors and steps are prohibited on Victorian or Craftsman/Bungalow style houses and discouraged for Colonial Revival style houses. (6) Roof Lines. Cables. Eaves and Overhangs: For Victorian, fire retardant wood shingles are the preferred material; and with a heavy profile, especially those which resemble 7 M; D tornan ty 1 tr ture ha11 wflva—m-r�$�(hi�ccszi� ze ' ccrrarr2i�ii—�`J'xc=scruvcm�rsriun have tile roofs of a color, texture, shape, and thickness to look like traditional tiles. Plastic and modern style tiles are prohibited, (7) (8) SA' g: Siding on Victorian or Craftsman/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, stelae, type, and width or depth of cut, if any. (a) Wood sidingjVictorian/Craftsman /Colonial Revival: composite —or fabricated--wood—prod ngies must also be of a size, shape, dimension, and pattern to be consistent with singles of one or more of the same style in the District. Siding materials m ,st « n from the f and tier to the houses of the same style in the District on which the (b) Stucco Siding (Missien Revival/Mediterranean/ Colonial Revival/ Craftsman): Stucco pattern, color, finish and texture should closely resemble that on other houses of the same style in the District. Picket Fences/Rock WallslArbors: Picket fences/rock walls/afbers-hall matcher be very simi-larto these -on -a contributing building of the same style in the District. Excessive or inappropriate use of "gingerbread" or other decorative eleme„ts ohibitea New f „g shall be of 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 traditional . nstruction anc materials and shall be . :stent with prevalent fencing in the district. T (9) Decorative TriFn/Moudinl1/G gsingerbreads: Excessive or late use o gingerbrea1d a ether deeerated elementn is prohibited. Size, shape, dimension and location of these decorative materials shall be consistent with that on other contributing structures of same style and deign in the district. (10) Colors: For Victorians, traditional 3 or 1 color paintings patterns are encouraged. For Craftsman, traditional colors arc encouraged. For Mission Revival/ Mcditcrran an, the traditional _i ef earthtones and red hued r ofng materiels (11) G ges: Style, roof pitch, proportions, and overall design of the garage (or carriage house, etc.), as well as building materiel, nd rehiteetural details shall be iste„t . ,ith those of the era of the house. Exterior features of garages which a modern er contemporary than the style „f the house for which the garage is being built are discouraged. This includes features such as aluminum or roll up doors, to features visible from a public right of way. Garages should b,e deteehed (may be attaehed b y a breezeway) and set back b,ehin.d the f ont f eade of the hou e D. All structures (including accessory buildings) included in the district are regulated by this ordinance and subject to all ef the previsions ef Article VIII, Division 3 of the Town Code. However, the permit requirements of Section 29.80.260—ef the Town Code only apply to work which is considered a material change. A material will affect the protected exterior elements as defined in Section II, B.2.(e) herein. This does not include painting and er-dinafy maintenance which do not require a SECTION IV This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on , 2008, 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 , 2008. This ordinance takes effect 30 days after it is adopted. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR TOWN OF LOS GATOS LOS GATOS, CALIFORNIA N:\DEV\ORDS\A ImondGrove.rtf TOWN OF LOS GATOS Almond Grove Historic District Boundaries As Established by Ordinance 1463 on April 7, 1980 EXHIBIT A r% t ORDINANCE ORDINANCE OF THE TOWN OF LOS GATOS AMENDING ORDINANCE NO. 164g 1921 RELATING TO THE MODIFICATION OF THE DEVELOPMENT STANDARDS WHICH EFFECTED ZONE CHANGE NO. 87 (BROADWAY HISTORIC DISTRICT) 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 Broadway Historic District HD-84-2A. SECTION II The district is designated to be historically, architecturally, or aesthetically significant for the reasons listed below: A. Property: Broadway Historic District. Properties located generally south of West Main Street and west of South Santa Cruz Avenue. (see map Exhibit A). B. Historic designation no.: HD-84-2A C. Description of designation: District D. Description of characteristics which justify the designation: Historical: The Broadway area was the first residential subdivision„ and Broadway was the first residential street in the Town of Los Gatos. A 100-acre tract of land including what is now the Broadway area was purchased by a Henry D. McCobb in 1863. McCobb planned to subdivide the land into city lots and name the new city Cobbsville. The land was ultimately sold to ex -Vermonter John W. Lyndon, one of the most well-known names in early Los Gatos history, and it was Lyndon who, on September 24, 1881, subdivided the area into 48 lots, selling for $125 and up. On January 5, 1883 Broadway, was opened up to access the Lyndon subdivision. Broadway was the first plotted street in Los Gatos. Scattered houses and businesses 1 ATTACHMENT 2 such as Forbes Mill preceded Broadway, but this subdivision marked the beginnings of a formally laid -out Town. In addition to founding Broadway, John Lyndon, one of the original Town Trustees (equivalent to Town Councilmen), was a stockholder in the new Los Gatos Fruit Packing Co., organized a gas company, started a bank, built a new hotel (Ten Mile House, predecessor to the Lyndon Hotel) and deeded the land for the Southern Pacific Coast Railway depot, where the post office now stands. Among the first land purchasers was William L. Lingley, once a sailor from Maine, who bought the Lyndon "Subdivision All for $600 in gold coin in September, 1881. Part of the original Lingley home still stands near what are now the apartments at 350 W. Main Street. The creek running through that area and # 1 Bayview (original location of the Victorian Abbey Inn) is called Lingley Creek. The historic John W. Lyndon home, which later became the Farwell home, was a Victorian mansion at 55 Broadway. John's brother James built a stately two-story residence at the southwest corner of Broadway and S. Santa Cruz Avenue when Broadway was still a dirt road. The cottages built in 1887 for Mr. Thomas Hayselden still stand. Clifton Avenue was once called Hayselden Avenue. Among memorable people who have dwelt on Broadway was Marion Mace Lyndon, second wife of John Lyndon. Her mother was a minor poet and friend of Longfellow. The Mace home still stands on Clifton Avenue. According to neighbors, the present Bruce Berryman residence at 89 Broadway was once rented by writer Jack London's first wife. 2 CONTRIBUTORS TO DISTRICT Street Address Estimated Date of Construction 293 Broadway 1870a 3-7 Broadway 1890 42 Broadway 1910a 44 Broadway 1870s 43 Broadway 1870a 47 Broadway 1930s 50 Broadway 1900a 5-6 Broadway 1910a 62 Broadway 18-80s 6-5 Broadway 1910s 68 Broadway 1980s 72 Broadway 18'89s 7-4 Broadway 1920s S4- Bey 1930s 84 Broadway 1900s 84 Broadway 1-880s 8-6 Broadway 1930.; 93 Broadway 4-8-80s 107 Broadway 1870a 131 Broadway 1870s 4-6 Clifton 1910s 24 Clifton 1910s 24 9 `x'�.- ;min 4-8-80s 251 Mn 1870a 253 W Main 1910a 325 amain 1920s Source: Historic Inventory Survey conducted by Anne Bloomfield. Architectural: The proposed district contains approximately 51 structures, many of which were built before 1900 and are significant both historically and architecturally. A variety of architectural styles are represented in the area, including Victorian, Craftsman/Bungalow, Colonial Revival and one Norman French. The Norman French is unique, not only to the district, but to that era to the Town. Although it is not as old as many of the other houses, it was designed by Henry Crall, whose family has been in Los Gatos since the late nineteenth century. The house was 3 n originally an exact replica of a house Mr. Crall had seen in Normandy, France. The exterior remains unchanged. The structure located on the corner of Tait and Main Street was the first fire house built in Los Gatos for that specific purpose. It was constructed in 1927 with funds raised through a bond issue and housed a 750-gallon American LaFrance pumper. The building now houses the Los Gatos Museum. One of the architectural gems of the area, the Waterman House, built in 1883 at 45 Broadway, is a superb and excellently preserved example of Victorian Italianate style. Taken together, the homes in the Broadway and Main Street area offer a diverse an irreplaceable sample of architectural styles, including some of Los Gatos' oldest and most distinctive buildings. Sources: Mary Durham, William Wulf, Los Gatos Weekly of May 78, 1984 E. Listed below are Town features recommended for preservation. Review by the Historic Preservation Committee is required for any changes to these features. 1. Roads are concrete and should be repaired to maintain appearance as of the year 1992. 2. Date stamp in concrete sidewalks. F. Nothing in -this Ordinance is intended to be inconsistent with The Secretary of the Interior's Standards for Rehabilitation. SECTION III The intent and purpose of this section is to preserve and protect the Town of Los Gatos' historic heritage. neighborhoods. strectscapes. and districts. A. Demolitions: Demolition of any contributing structure is forbidden absent cataclysmic event or upon determination by the deciding belly that lion (as defined by Town Code) is necessary for the proper restoration of the structure. In the event of demolition as a 4 structure existing immediately prior te the cataclysmic event er a previous structure on that site. B. Remodels or Additions: 1. Standards for review as required by Section 29.8-0.290 of the town Code as follows: a) Architec#oraf Resew: Medificatieii ef the existing style or overall contributing structure may be remodeled into the architectural style and design of a contributing structure in the district (See list of contributors in Section II and Sectien III, C. herein). New architectural features may be added to the protectedcnterior facade eftly upon a demonstration by the--s cant --pee ten ith the e sting, rchitectural style and design as determined by the deciding bedy. Any proposed new architectural features must be proven to demonstrate architectural excellence, as well as be stylistically accurate and must clearly enhance the existing architectural style and design ef the structure. Any uncertainty by the deciding body regarding the consistency, excellence or enhancement of the proposed new features to the existing structure must be resolved by the deciding body against the applicant. to the district have been determined te be hister-ically, architecturally or culturally significant. Great care and scrutiny is required to properly remodel or add on to any of the contributing structures so that the structure's historic or architectural integrity is preserved and not destroyed or damaged in the remodeling or addition process. (Sce Section III, A. herein regarding demolitions). The following provisions are guidelines and requirements for the proper historic rehabilitation and alteration of a contributing structure. 5 *-Non-Contri-but S uetures on -co . , ' ut• rehabilitated into a contributing style or design as provided herein, should be remodeled or expanded consistent with its existing architectural style and design. Introduction of entirely new architectural styles (i.e. other than Victorian, Craftsman, Colonial Revival) is prohibited. The Alerts French style structure is not a contributing style to the district. 2. Restoration/Rehabilitation Guidelines a) General Guidelines: All protected elements as described in Section III, B.2.(e) herein, of the existing exterior facade must be maintained. Any alteration of or addition to an existing structure shall ineerperato and continue the same massing, size, scale and architectural features and design on the new constructi as is en the existing, and also incorporate and continue in a consistent manner the protected exterior elements. Original, existing, protected exterior elements s -be-repaired d used whenever-pes='',i hen -an --ad. tion or remodel requires the use of newly constructed exterior elements, they must be identical in size, dimension, shape and location, and must use the same materials as the existing protected exterior elements (except as provided in Section III, 13.2.(e)). b) Front yard setbacks: The prirvaierl-t front setback for existing houses is 15 feet. Front yard setbacks for ne-w eenstructiee may be increased or decreased in accordance with the prevailing setback on the block. (Reference Section 29.10.050 and 29.10.055 of the Town side yards abutting streets.) c) H 'ghts and proportions: Heights and proportions of additions and alterations shall be intent with and continue the a nal archite tural 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 6 design. New construction should maintain the existing scale and character through compatible 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 natttralferi-ginad construction materials (e.g., real wood siding, rack, brick, shingles, plaster) matching and consistent with eri Te ed e e ' , metal, vinyl, plastic or fabricated/ imitation wood products, painted brick or imitation used brick are prohibited. New materials shall and pattern. (Metal used as flashing, screening, gutters, and utility services and othef traditional elements are acceptable). Upon a demonstration of hardship by the applicant, the decision making body may approve an acceptable alternative te- the original building material, if use of the original material is unfeasible due to unreasonable cost and cemmereial �, er health and safety considerations. c) Protected Exterior Elements: The protected exterior elements of a structure include all elements en the building's facades and roof; however, minor structural alterations (e.g., addition of windows, ,tea f om ♦he o Except f those minor alternations not visible from the public right of way, the protected exterior elements are defined to include, but are not limited to, doors, windows, glass, porches, posts, railings, :stairways, cupolas, gables, bay windows, widows' walks, arbors, siding, chimneys, towers, turrets, trim, mouldings, corbels, plaster features, reek wails, picket 7 shingle siding, tiles, wrought iron and other decorative materials. Other exterior elements of a particular building may be protected as determined by the deciding body. Consistent with these requirements, further specifications regarding particular protected elements is provided as follows: (1) Doors: Original doors should be retained and restored. New replacement doors should not be flush, but of raised or flat panel design. Front doors generally should be painted not stained. Screened deefs shall be real wood framed of simple design windows in doors shall meet all requirements immediately following. (2) Windews and Glass: Original windews, glass and window decorations shalulll be retained and—restored—rt—is recommrended thet than the entire . ndow New or replacement_a „down shall be . ee sashed and mutined if applicable. Sills, lintels, frames, sashes, mutins, and all decorations be identically replaced. All elements of new windows shall be identical in size, shape, proportion, and dimensions na1 ndows f the building o intent with traditional sizes, proportions and dimensions of buildings of the same architectural style, design and era. Windows must be constructed of real glass and window frames must be constructed of real wood, not vinyl, metal or plastic. All lites (panes of glass) shall be true divided lite, not artificial er snap in grids. New arched, angled, octagonal and stained glass windows are discouraged. Large expanses of blank ewer walls without 8 (3) (5) Bay Windows: Size, shape, proportion, dimension, type of foundation, and roof material and style of bay windows, whether existingarwrdows-off-the-struct . 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, material and type of foundation and roof established byerig nal-V=ctorian--struetures-ore--same aesig.. nd styl to the deciding body 4hat said bay window is consistent with cxisting style, design and character of the contributing structure. Chimneys: Wood framed chimneys are prohibited unless their exteriors--are•-eeyere ith-brie-k or -river rock--ye-nreers..Painted metal stove pipe projections of less than four feet are permitted in less visible locations of the structure. The size, shape, dimensions, design and patterns of new and reconstructed chimneys must match those features of existing structure. Chimneys shall not be cantilevered and shall be narrower at the top than at its base. Porches: Existing front porches, railings, posts, corbels, roof coverings, ceilings, floors, steps, mouldings, trim, gingerbread, and other decorative features must be retained 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, dimension 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 prohibited. Minor alternations of existing porches are permitted only when the applicant proves to the deciding body that said alteration is consistent with the existing style, design and character of the ntributing 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 existing structure. In general, original gables shall —be retained. New gables may be added only where consistent with the existing style and design and appreved by the deciding body. In general, gable ends should be symmetrical. Eaves and fascias are to be constructed ef woed. Reof coverings ef fireproof composition materials and dark colors in a heavy profile arc acceptable where they are made to resemble wood, if they are compatible with the architectural style of the building. (7) Siding: Siding materials and placement on structure shall be appropriate to the existing style and design. All existing siding is to be restored and retained wherever possible. a. Wood .d. g, (Victe Craftsmard-Colonel Revival) Siding New siding must identically matc-h existing in size, depth, width, pattern, and must match the existing cut er bevel in siding 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, dimension and pattern. Siding material must run from the foundation to the 10 roof, unless existing pattern of -house varies, in which case it must match pattern. b. Stucco S.d. g. (Colonial Revival/Craftsman: Stucco and stucco pattern must be retained and licated to identically match existing. The stucco should be sand textured, finished and colored to match existing, or to match other contributing structures of the same style in the District. (8) Fences/Walls: All existing picket and ornate wire fences, rock Replacement „ly nstructed f ally shall .,tch those existing on the properly, or shall match those of other 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 (does not include chain link) or wrought iron and shall be consistent with those existing in the district. Covered gateways are permitted. Side and Fear yard fencing shall be of traditional construction and materials and -shall be consistent with prevalent fencing in the district. (9) Decorative Trim/Mouldings /Gingerbread: All existing to be repaired and retained. Replacement Faust match existing in materials, size, shape, dimensien, location and pattern. Addition 11 of new trim, moulding, gingerbread, etc., on new construction must be located and continued in the existing pattern around the exterior of the structure so as to maintain consistency with the original style and design. Excessive or inappropriate use of gingerbread or other decorative materials is prohibited. Addition of new trim, moulding, gingerbread, etc. on areas where not previously existing is discouraged. (10) Colors: For Victorians, traditional 3 or 1 color paintings patterns are encouraged. For Craftsman, traditional colors are encouraged. (11) G ges: Style, roof pitch, proportions, and overall design of the garage (or carriage hot -se, etc.), as well as building materials of the house. Exterior features of garages which arc more modern or contemporary than- the style of the rise for which being-built-ar-e-d-iscourr ed. Th-is c des-€eatures such as aluminum or re4-1 up deers, 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. f) Interior Features: Only in cases where the owner desires to take advantage of the 1976 Tax Reform Act, the owner must retain original material, architectural features, hardware, original paint colors, Master, wallpaper, ohtc., wherever possible. Repair and restore original materials wherever possible or replace with identical, replicated materials. Further upon request. 12 C. Construction of New Structure or Redesign e-r Reel of Non Contributing Structure into a Contributing Style: 1. Entirely New Structure: Construction of a new structure must be built in the style and design of contributing structures in the di -strict. Exact duplication is neither required or encouraged. Strict as we te achieving consistency with a traditional, recognized architectural style and design ef a contributing structure in the district is required. New Victorian, Colonial Revival and and integrity of those contributing -structures in the district. All doubts or a proposed new structure, style and design with that of a contributing structure in the district are te be resolved against the applicati-en by the deciding body. 2. Remodel Non centrib-utor-in e Cep Style and Design: An owner who wishes to remodel a non contributing structure into the style and design of a requirement of Section I1I, C. L herein, rr►-u^,t be adhered te by the applicant. 3. Standards for Review: a) Intent and P pose: Tl ten+ d f thi ti n • + riic-iirccrre�c-v'rcm��ccrn�s cv protect Los Gatos' historic heritage, neighborhoods, streetscapes, and districts. Great care and scrutiny is required te properly bum er remodel a structure so that it becomes an asset to a historic district. Approvals for applications under this sectien shall be granted only where these guidelines have been met. b) Acceptable Architectural Stifles and Designs: In general, Victorian, Craftsman/Bungalow and Colonial Revival styles are the contributors to this historic district. An applicant must produce 13 of existing structures of that style in the district or reference materials indicating consistency with contributing styles in the district. All exterior elements subject to review shall be consistent with the proposed style. d . New Construction/Remodeling into Contributing S.t 4e and De4gn Construction 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 pfevailing setback en the block. (Reference Section 29.10.050 and 29.10.055 of the Town Code these sections only apply to front yards, not side, rear or side yards abutting streets.) The front facade shall be parallel to the street. b) H .ghts and proportions: 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, reek, brick, wood shingles, plaster) is required. Composite, synthetic, metal, vinyl, plastic or fabricated/ imitation wood 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 chimncys 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 original material is unfeasible due to unreasonable cat and commercial availability, or health and safety considerations. d) Exterior Elements Subject to Review: To be reviewed are: all elements on the bui' -ac-addes and-- roof, -inel ding but not limited to, doors, windows, 14 glass, porches, posts, railings, stairways, cupolas, gables, bay windows, widows' walks, arbors, siding, chimneys, towers, turrets, trim, mouldings, corbels, plaster features, rock walls, picket fences, shingles, roof lines, eaves and overhangs, caters, gingerbread, shingle siding, tiles wrought iron and other decorative materials. Other exterior elements of a particular building aybe-proteeted-as•-deter ed the deei-ding-bedy--Eensietext-wrth-* ese (1) Doors: Doors should not be flush but of raised or flat panel design and painted, rather than stained. Screened deers shad-1 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 regu rements__i_mmediately f llowin,. (2) Windows/Glass: New or replacement windows shall be woad sashed and, if mutins are appropriate, wood mutined. All elements of new or replacement windows of Victorian architecture). Victorian style structures shall have windows constructed in- the proportion and dimensiens matching original Victorians. Vinyl, aluminum or other types of window frames are prehibited. All litcs (panes of glass) shall be dual li-tes, net artificial or snap in grids. Arched windows are discouraged in Victorian styles. Octagonal windows are discouraged in Victorian and Craftsman/ Bungalow styles. (3) Bay Windows: Size, shape, proportion, scale, materials, type of foundation or support, 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 arc only appropriate to Victorian styles. Victorian style structures shall have windows constructed in the proportion and 15 (4) Chimncj Chimncys of Victorian, Colonial Rcvival or Craftsman/ Bungalow styles shall bc of rcinforccd veneer and bc smaller at thc top than at thc bottom. (5) Porches: New perches must be of the same matcrials, rclativc size, shape, dimension, and having thc samc type of decorative elements as those of contributing structurcs of the same style in thc district. New concrete or masonry porch floors and stcps arc prohibited on Victorian, Colonial Rcvival or Craftsman/ Bungalow style houscs. (6) Roof Lines. Cables. Eav-3 and Overhangs: For Victorian, firc rctardant wood shingles arc the preferred material; fireproof composition matcrials arc acceptable in dark colors and with a hcavy profile, especially these which rcscmblc wood. (7) Siding: Siding on Victorian or Craftsman/ Bungalow style structurcs must match those of it. contributing structure of thc samc stylc in thc District in size, depth, width, matcrial, pattern, cut or bevel, angle, slope, type, and width or depth of cut, if any. (a) Wood 'd' g tVictorian/Craftsman/Colonial Revival) All wood siding material shall be real wood and not a composite or fabricated wood product. Shingl-es-niu-st-alae-be-efa-siz , hape, dimension, and pattern to be censit with sides of one or more-contri-buti-ng building of them -style -in the D-istrict. Siding materials must run from the foundation to the roof unless the applicant can cite other contributing houscs of the samc style in the District on which the siding pattern varies in the manner (b) Stucco S'd' g ( Colonial Revival/ Crafts Stucco- pattern. color, finish nd texture should closely mole th t other boos -es the same style in the District. (8) PicketFences/Rock Wa11J/Arbors: Picket fences/rock walls/arbors shall match or be very similar to those on a contributing building of the same style in the District. Excessive or inappropriate use of "gingerbread" or other decorative elements is prohibited. New fencing shall be of open design, shall be constructed of wood, ornate wire (does not include chain link)-er wrought i-re and shall be consistent with those existing in the district. Covered gateways are permitted. Side and rear yard fencing shall be traditional construction and materials and shall be consistent with prevalent facing in the district. (9) Decorative Trim /Mouldings/Gingerbreads: Excessive or inappropriate use of gingerbread er other decorated elements is prohibited. Size, shape, dimension and location of these decorative materials shall be consistent with that on other contributing structures of same style and design in the district. { 10) Colors: For Victorians, traditional 3 or 'I color paintings patterns are encouraged. For Craftsman, traditional colors are encouraged. (11) G ges: Style, roof pitch, proportions, 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 whic-h the garage is beii Tt-are sco-uragen i-ncl eatuFes e i aluminum or roll up doors, aluminum frame windows, etc. This restriction applies only to features visible from a public right of way. Garage) s ttachv b 1 a t back �rre-H��--�e—El2t�e�e�--(�a�c-arcccczrc �—cc-vrecicca�ryTuin��er-oAcn behind the front facade of the house. D. All structures (including accessory buildings) included in the district are regulated 17 by this ordinance and subject to all of the moans of Article VIII, Division 3 of Code only apply to work which is considered a material change. A material change is any exterior alteration for which a building permit i required and wh el will affect the protected exterior elements as defined in Section 11, B.2.(e) herein. This d^ o* clud nti nd .h ch do not require a permit. SECTION IV This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on , 2008, 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 , 2008. This ordinance takes effect 30 days after it is adopted. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: ATTEST: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA 18 CLERK ADMINISTRATOR TOWN OF LOS GATOS LOS GATOS, CALIFORNIA N:\dev\ords\broadway.doc Bloomfield, Anne. Los Gatos Historic Resources Inventory, 1991. Rifkind, Carole. A Field Guide to American Architecture. New Yofk, Bonanza Books, 1980, 1986. HELPFUL REFERENCES American Life Foundation. "Gordan Van Tine Co. A, hitecttiral Details 1915", Catalogue, New York, American Life Foundation. 1985. Amrhein, James E., S.E. Residential Masonry Fire•Iace and Chimney Handbook. Los Angeles, Masonry Institute of A Blumenson, John J.G. Identifying Amercan Architecture. Nashville, American Association for State and Local History, 1977, 1981. Bruntz, George G. Histor of Los Gatos. Santa -Cruz, Western Tanager Press (Valley Publishers). 1983. — — Centurics 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: Preservation Foundation. 1991. Whiteside Limited. 1985. Mc lest is S2 Lee Field Guide to American Houses New York Alfred! Knon 1984, fourth printing 1986. Merritt, John. Loma Prieta: Seismic Safety and Historic Buildings. California, California pP re n o,.,..., r ,.fr,. ,. s r_„ ne. v,..k. n..,e. ,. .. i iFe F.. ..a.,ti.. coca 20 n Historic Buildings". Volume 8. Preservation Briefs. Washington, D.C.; U.S. Government Printing Office. Myers, John H. "The Repair of Historic Wooden Windows". Volume 9. Preservation Briefs Washington, D.C.; U.S. Government Printing Office. Nelson, Lee H., FAIR. "Architectural Character: Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Their Character". Volume 7 Preservation Briefs. Washington, D.C.; U.S. Government Printing Office. Park, Sharon C., AIA. "The Use of Substitute Materials on Historic Buildings Exteriors Vol:me- Preservation B iefs.Washington, D.C.;Gove;B ent Printing Office. Prentice, Helaine Kaplan and Prentice, Blair. Rehab R.ght, How to Realize the Full Value of your Old House. City of -Oakland Planning Department. Berkeley, 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 f oric Br rildings". Volume 4 DreseY n Briefs. Washington, D.C.; U.S. Government Printing Office. U.S. Department of the Interior National Park Service. The Secretary of the clines for Rehabilitating Historic Buildings (Revised 9894. Washington, D.C., U.S. Department of the Interior_ Weeks, Kay D. "New Exterior Additions to Historic Buildings: Preservation Concerns". Volume 11 Preservation Briefs. Washington, D.C.; U.S. Government Printing Office. 21 TOWN OF LOS GATOS Broadway Historic District Boundaries As Established by Ordinance 1648 on April 8, 1985 EXHIBIT A C fl ORDINANCE ORDINANCE OF THE TOWN OF LOS GATOS AMENDING ORDINANCE NO. 1351 1918 EXPANDING THE DISTn ICT BOUNDARIES AND MODIFYING THE DEVELOPMENT STANDARDS EFFECTING ZONE CHANGE NO. 89 (FAIRVIEW PLAZA HISTORIC DISTRICT) 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 Fairview Plaza Historic District HD-76-1A. SECTION II The district is designated to be historically, architecturally, or aesthetically significant for the reasons listed below: A. 'Property: Fairview Plaza Historic District B. Historic designation no.: HD-76-IA C. Description of designation: District D. Description of characteristics which justify the designation: Historical: "Fairview Plaza" was the original name given the cul-de-sac termination of Pennsylvania Avenue in the subdivision known as "Fairview Addition", surveyed in June, 1885 by Herrmann Brothers, Land Surveyors, San Jose, California, for Mr. F. H. McCullagh and recorded in County of Santa Clara, Book 5 of Maps, page 26. "Fairview Plaza" retains the same configuration as originally mapped and contains a landscaped island as a focal point. Approximately three quarters of the homes within the subdivision were built prior to 1900 and retain the character of that era. The pedestrian walk labeled "Turnstile Walk" on the original map remains essentially unchanged and is located at the eastern end of the cul-de-sac. ATTACHMENT 3 While originally named "Pennsylvania Avenue," that portion of the street within the "Fairview Addition" subdivision has been renamed Fairview Plaza (from the cul-de-sac west to the intersection with Oak Knoll Road, Manzanita Avenue, and Wadsworth Avenue). Both the street and adjoining houses are popularly referred to as "Fairview Plaza." "Fairview Plaza" is a rare and unique neighborhood because of the authentic, well -maintained Victorian and Craftsman houses in close proximity with one another. The atmosphere is enhanced because the street is not a "through street," thus allowing a scale and sense of "apparitions" which is not found in most other neighborhoods. CONTRIBUTORS TO DISTRICT Street Address tg5,n'g8ttV'V�t 4#t Estimated Date of Construction Fairview Plaza 1910s Fairview Plaza 1900s Fairview Plaza 1890s Fairview Plaza 1890s Fairview Plaza 1-8.90s Fairview Plaza-1-8-80s Fairview Plaza 18-8-0s Fairview Plaza 1890s Fairview Plaza 1860 1890s Fairview Plaza 1870a Fairview Plaza 1890s Fairview Plaza 1900s Fairview Plaza 1900s Fairview Plaza 1890s Fairview Plaza 1890s Fairview Plaza 1910s Source: Hist4c Inventory Survey conducted Icy Anne B-loornfield. Listed below are Town features recommended for preservation. Review by the Historic Preservation Committee is required for any changes to these features. 1 Central Plaza Island. 2. The access to Turnstile Walk. 3. Date stamps in concrete sidewalks. Interior's Standards for Rehabilitation. SECTION III The intent and purpose of this section is to preserve and protect the Town of Los Gatos' historic heritage, neighborhoods, streetscapes, and districts. A. Demolitions: or upon determination by the deciding bedy that Len (as defined by Town Code) is necessary for the preper resterati-en of the structure. In the event of demolition as a result of cataclysmic event, the structure shall be reconstructed to match the structure existin-g immediatel-y prior to the cataclysmic event or a previous structure on that site. B. Remodels or Additions: l . Standards for review as required by Section 29.80.290 of the Town Code as follows: a) Architectural Review: Modificatien of the -existing style or overall design of a contributing structure in the district is prohibited. A non contributing structure -may be remodeled into the architectural style and design of a contributing structure in the district (See list of contributors in Section II and Section III, C. herein). New architectural features may be added to the protected exterior facade only upon a demonstration by the and design as determined by the deciding body. Any proposed new architectural features must be proven to demonstrate architectural excellence, as well as be sylistieally accurate and must clearly enhance the existing architectural 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 existing structure must be resolved by the deciding body against the applicant. b) Contributing Structures: The structures identified herein as contributors to the district have been determined to bo historically, architecturally or culturally significant. Grcat care and scrutiny is required to properly the contributing structures so that the structure's historic or architectural integrity is preserved and not destroyed or damaged in the remodeling er addition process. (See Section III, A. herein regarding demolitions). The following provisions are guidelines and requirements fer the proper historic rehabilitation and alteration of a contributing structure. G}-Non Contributing Structures: A non contributing structure, if not rehabilitated into a contributing a,4e or design as provided herein, should be remodeled or expanded consistent with its existing architectural style and design. I-ntfo4uction of entirely new architectural styles (i.e. other than Victorian, Craftsman/Bungalow) is prohibited. 2. Restoration/ Rehabilitation Guidelines a) General Guidelines: A-14 protected elements as described in Section III, B.2.(e) herein, of the existing exterior facade must be maintained. Any alteration of er addition to an existing structure shall incorporate and continue -the same massing, size, scale and architectural features and design on the new construction as is en-the-existingand-al-ae-i-neer-pefate-and-continue in a consistent manner the protected exterior elements. Original, existing, protectedcieterior elements shall be repaired and reused whenever possible. When an addition or remodel requires the use of newly constructed exterior elements, they must be identical in size, dimension, shape and location, and must use the same materials as the existing protected exterior b) Front yard setbacks: The prevalent front setback for existing houses—is-1-5—feet. Front yard setbacks for new construction may be increased or decreased in accordance with the prevailing setback on the block. (Reference Section 29.10.050 and 29.10.055 of the Town Code, note these sections only apply to front yards, not side, rear or side yards abutting streets.) c) 'gilts and proportions: Heights and 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, reoflines, porches, doorways, windows, trim and siding shall be consistent with and continue the original architectural style and design. New centruction should maintain the existing scalc and character through compatible design and attention to detail. The height and proportion ef an addition -or a second story shall not dominate the original structure. d) Building Materials: Use ef natural/ original construction materials (e.g., real wood siding, reek, bric-k, shingles, plaster) matching and consistent with existing materials is required. Composite, synthetic, metal, vinyl, plastic or fabricated/imitation wood products, painted brick or imitation used brick are prohibited. New materials shall identically match original materials in shape, size, dimension, texture and pattern. (Metal u-J��se as,-� f a,hing; cEreening; outter;, an utility services and other traditional elements are acceptable). Upon a demonstration of hardship by the applicant, the decision making body may approve an acceptable alternative te the original building material if use of the original material is unfeasible due to unreasonable cost and commercial availability, or health and safety considerations. e) Protected Exterior Elements: The protected exterior elements of a structure include all elements on the building's facades and roof; however, minor structural alterations (e.g., addition of windows, doorT�kylightspeTches or decks) not visible from the public right of way are exempted fren-m the provisions e€ this ordinance. Except for those minor alternations not visible from the public right of way, the protected exterior elements are defined to include, but are not limited te, deers, windows, glass, porches, posts, railings, stairways, cupolas, gales, bay windows, widows' walks, arbors, siding, chimneys, towers, turrets, trim, mouldings, corbels, plater features, rack walls, picket fences, des, re ewes, eaves—and--over-han-gs, ee-l•ors ger-ofeadT Ghingle siding, tiles, wrought iron and other decorative materials. Other exterior elements of a particular building may be protected as determined by the deciding may. Censistent with these requirements, further specifications regarding particular protected elements is provided as follows: (1) Doors: Original doors should be retained and restored. New replacement deors for Victeriarrs should not be flush, but of raised or flat panel design. Front doors generally should be painted not stained. Screened doors shall be real wood framed of simple design unless patterns can be shown to fit the existing style. Glass or windows i , shall m et al l r nts ediately foIlowi-ng. (2) Windows and Glass: Original windows, glass and window decorations shall be retained and restored. It is recommended--ghat—owe deteriorates ,rtions of the windows shall be replaced rather than the entire window. New or replacement windows shall be wood sashed and mutined if applicable. Sills, lintels, frames, sashes, mutins, and all decorations shall be identically replaced. 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, proportion& and dimensions of buildings of the same architectural style, design and era. Windows must be constructed of real glass and window frames must be constructed of real wood, not vinyl, metal or plastic. All lites (panes of glass) (3) New arched .Pled octagonal and stained glass . n sows are discouraged. Large expanses of blank exterior walls without windows are discouraged. B y Windows: Size, shape, prepertien, dimension, type of foundation, and roof material and style of bay windows, whether restored o of „ struction .st he identical 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 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 sizes, shape, dimension, proportions, material and type of foundation and roof crtab}i hed by original Victorian structures of the same New bay windows are permitted only when the applicant proves to the deciding body that said bay window is eensisteet with existing style, design and character of the contributing structure. Chimneys: Wood framed chimneys are prohibited unlesa their exteriors are covered with brick or river rock veneers. Painted metal sieve pipe projections of less than four feet are permitted in less visible locations of the structure. The size, shape, dimensions, design and patterns „f n.a nstructed chin neys st .,tch those features of existing A -Feet -we. Chimneys shall not be cantilevered and shall be narrower at the top than at its base. Porches: Existing front porches, railings, posts, corbels, roof coverings, ceilings, floors, steps, mouldings, trim, gingerbread, and other decorative features must bo material of same size, shape, proportion, pattern and in locations. C„ struction f „ cl st st contributing structures of similar style and design in district and be in appropriate locations on structure. New concrete or masonry porch floors are prohibited on Victorians or Craftsman/Bungalow style houses. Minor alternations of existing porches are permitted only when the applicant proves to the deciding body that said character of the contributing structure. (6) Roofs. Gables. Eaves and Overhangs: Roofs shall maintain (7) area, roof line, roof coverings, and eave depth and materials shall be consistent with the existing structure. In general, original gables shall be retained. New gables may be added only where cene,istent 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 coverings of fireproof composition materials and dark colors in a heavy profile are acceptable where they are made to resemble wood, if they are—computibl-e with e—architect, building. Siding: Siding materials and placement on structure shall be appropriate to the existing style and design. All existing siding is to be restored and retained wherever possible. Wood 'd' g, (Victorian/Craftsman) Siding must be real wood and not a composite, synthetic or fabricated wood product. Metal and vinyl siding products are prohibited. New siding must identically match existing in size, depth, width, Patter-lir and m st match the sting .ut bevel . siding in angle, slope, type width and depth of cut, if any Old deteriorated shingles m be replaced, however, new must match existing shingles in size, shape, dimension and pattern. Siding material must run from the foundation to the roof, unless existing pattern of house varies, in which case it must match pattern. (8) Fences/Walls: All existing picket and ornate wire fences, rock walls and front yafd concrete walls shall be repaired and retained. Replacement or newly constructed fences or walls shall match those existing on the property, er shall match those of other contributing properties on that block. l-ntredn tion ofnew-reck wall-patterns-er -new-4ype of rocks or veneers in walls, not already existing in the district, is prohibited. Mortar should a4se 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 1-ink)---er 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/MouldingrGingerbread: All existing to be repaired and retained. Replacement must match existing in materials, size, shape, dimension, location and pattern. Addition of new trim, meu4ding, gingerbread, etc., on new construction must be located and continued in the existing consistency with the original style and design. Excessive or inappropriate use of gingerbread or-other—decefat-ive—niats—iohibiteid. t-ien new-trininieultlinggingerbread, etc. on areas where not previously existing is discouraged. (10) Colors: For Victorians, traditional 3 or 1 color paintings patterns are encouraged. Fur Craftsman, traditional colors are encouraged. (11) Garages: Style, roof pitch, proportions, and overall design of the garage (or carriage house, etc.), as well as building materials and afcki-tectural details :,Ball be consistent with those of the era of the house. Exterior features of garages which are more modcrn or contemporary than the discouraged. This includes features such as aluminum or roll up doors, aluminum frame windows, etc. This, str;ctien piies rily to f ature„blic right of way. Garages should be detached (may be attached by a breezeway) and set back behind the front facade of the house. f) Interior Features: Only in cases where the owner desires to take advantage of the 1976 Tax Reform Act, the owner must retain original material, architectural features, hardware, original paint colors, plaster, wallpaper, etc., wherever possible. Repair and restore original materials wherever possible or replace with identical, replicated materia-1-s. Further irtfermation regarding consistency with interior remodels is available upon request. C. Construction of New Structure or Redesign er Remodel of Pee Ceutributi-xg Structure into a Contributing Style: 1. Entirely New Structure: Construction of anew structure must be built in the style and design of contr t-i-ng-struetures-tthe-diss#rict act duplication is neither required or enceeraged. Strict adherence to and design of a contributing structure in the district is required. New Victorian and Craftsman style structures must accurately replicate the traditional style, design and integrity of these contributing structures in the district. All doubts er iTh Ufficienci-e-s regarding an applicant's proposalregardi he —coils stency o -a—proposed- new structu e and design with that of a contributing structure in the district arc to be resolved against the application by the deciding body. 2. Remodel Non contributor into Contributing_ Style and D 'gn: An owner who wishes to remodel a non contributing structure into the style and design of a contributing structure in the district may do so. However, the same requirement of Sectien 144, C.l. herein, must be adhered to by the applicant. 3. Standards for Review: a) Intent and P pose: The intent and purpose of this seetien is to protect Los Gatos' historic heritage, neighborhoods, streetscapes, and districts. Great care and scrutiny is regui-red to properl-y bed er remodel a structure so that it becomes an asset to a historic district. Approvals for applicatiens under this sect shall be granted only where these guidelines have been met. b) Acceptable Architectural Styles and Designs: In general, Victorian nd Cra ftzman/ Bungalow a the . „tributers ♦o this historic district. An applicant must produce photographs, counts, and documentation of the lecatien of e*i-ating Aruetures of that style in the district or reference materials indicating consistency with contributing styles in the di -strict. All exterior elements subject to review shall be consistent with the proposed style. 4. New Construction/ Re modeling into Contributing Style and Des'gn Construction Guidelines: a) Front yard setbacks: The preva-ent front setback for existing houses is 15 feet. Front yard setback-s for new construction may be increased or decreased accordance with the prevai l i n setback on the block. (Reference 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 abutting streets.) The front facade shall be parallel to the street. b) H 'ghts and proportions: Heights and proportions of altered or new structures shall be in the district. They should not be significantly taller, more massive, or in greatly different proportions from other contributing structures of the same style in the district. c) R quired Building Materials: Use ef natural- construction materials (e.g. real wood siding, stucce, reek, brick, woed shingles, plaster) is required. Com e-aite, synthetic, metal, vinyl, plastic or fabricated/imitation wood products, painted brick or imitation used brick are prohibited. Materials used shall be the same-ashese-used-i-n-existing contri- i-ng-buil-dings--ef-the me style —in the Dietr-ict ((ex-c t—t" e -er -stun e chimneys are acceptable). Upon a demonstration of hardship by the applicant, the deck:Aen -making body may approve an acceptable alternative to the original building material if use of the original material is unfeasible date to unreasenable cost and commercial availability, er 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, arbors, siding, chimneys, towers, turrets, trim, mouldings, corbels, plaster features, rock walls, picket fences, shingles, reef lines, eaves and overhangs, —color , gingerbrea -shingle siding, tiles wrought iron and other decorative materials. Other exterior elements of a particular building may be protected as determined by the deciding body. Consistent with these requirements, farther specifications regarding particular protected elements is provided as follows: (1) Doors: Doors should not be flush bat of raised or flat panel design and painted, rather than stained, on Victorian and Craftsman/ 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 al re"ts ediately following. (2) Windows/Glass: New or replacement windows shall be All elements of new or replacement windows shall be consistent with the t-raditienal sizes and proportions of those in buildings of the same architectural style in the District (e.g. the long, narrow windows of Victorian architecture). Victorian style structures shall have windows constructed in the proportion and dimensions matching original Victorians. Vinyl, aluminum 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 and Craftsman/ Bungalow styles. (3) Bay Windows: Size, shape, proportion, scale, materials, type of foundation or support, 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 proportion and pensions matching original Victorians. C1) Chimneys: Chimneys of Victorian Of Craftsman/ T2.,,,...,low cty1e shall be „f r »� forced .., otono or wood frame with brick or stone/rock veneer and be smaller at the top than at the bottom. (5) Porches: New porches muat be of the same- materials, relative size, shape, dimension, and having the same type of decorative elements as those of contributing structures of the same styletote- is . rete porch floors and steps are preh-i-bited on Victorian or Craftsman/ Bungalow style houses (1b) eef L iies-Gaol ze-s aid-Oy e v r \' i cter-ianr-ai d Craftsman/ Bungalow style structures, ctures, fire retardant wood shingles are the preferred material; fireproof composition profile, especially these -which resemble wood. (7) S'd' g: Siding on Victorian or Craftsman/ Bungalow style structures must match those of a contributing structure n of -the same style in the District in size, depth, width, material, pattern, cut er -bevel, angle, slope, type, and width or depth of cut, if any. Wood .d. g (Vrcterian /Craftsman All wood siding material shall be real wood and not a composite or fabricated- wood product. Shingles must also be of a size, shape, dimension, and pattern —to be cenrri tent witThi--ssing1e of one or more contributing building of the same style in the District. Siding materials must- run from the foundation to the roof unless the applicant can cite other contributing hous•es of the same style in the District on which the siding pattern varies in the manner-prepased7 (8) Picket Fences/Rock Walls/Arbors: Picket fences/rock walls/arbo iall h-o ever -si filar te-those-era contributing building of the same style in the District. Excessive or inappropriate use of "gingerbread" or other decorative elements is wed. New fencing shall be of open design, shall be constructed of wood, ornate wire (does not include chain link) er wrought iron and shall be censistent with those existing in the district. Covered gateways are permitted. Side and rear yard fencing shall be traditional construction and materials and shall be consistent with prevalent fencing in the district. (9) Decorative Trim /Mouldings/Gingerbreads Excessive or inappropriate use of gingerbread or other and location of these decorative materials shall be consistent with that on other contributing structures of (10) Colors: For Victorians, traditional 3 or 'I color painting:, patterns are encouraged. Per Craftsman, traditional colors are encouraged. (11) G ges: Style, roof pitch, proportions, and overall design of the garage-(er-earriege-house, a c.`, a well as building materials a„,l a chitectural 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 disceuraged. This includes features such as aluminum er 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 ordinance and subj-ect to ail ef the previsie s ef Article VIII, Division 3 of the Town Code. However, the permit requirements of Section 29.80.260 of the Town Cede en}y apply to work which is considered a material change. A material change is any exterior alteration for which a building permit is required and which wi-1-1 affect the protected exterior elements as defined in Section II, B.2.(e) herein. This dees not include painting and ordinary .,, ntenan e which de not mit SECTION IV This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on , 2008, 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 , 2008. This ordinance takes effect 30 days after it is adopted. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR TOWN OF LOS GATOS LOS GATOS, CALIFORNIA N:\dev\ords\fairview.doc TOWN OF LOS GATOS N Fairview Plaza Historic District Boundaries As Established by Ordinance 1918 on October 19, 1992 EBEIBIT A ORDINANCE ORDINANCE OF THE TOWN OF LOS GATOS AMENDING ORDINANCE NO. 1844 1920 RELATING TO THE MODIFICATION OF THE DEVELOPMENT STANDARDS WHICH EFFECTED ZONE CHANGE NO. 88 (UNIVERSITY/EDELEN HISTORIC DISTRICT) 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, 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-86-1B 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. ATTACHMENT 4 Architecture: Victorian is predominant architecture, including informal wood frame cottages and impressive homes, intermixed with Craftsman/Bungalow style cottages built somewhat later. Also present in smaller numbers are Colonial Revival. Contributing structures are both residential and commercial. 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 add 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. 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 Corporation. 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). r CONTRIBUTORS TO DISTRICT Street Address Estimated Date „QC-.,., ,,,,.,,.;013 94 Bcnticy 1910s 107 Edcicn 1890s 110 Edcicn 1930 50s 111 Edelen 20th ccntury 117 Edcicn 19th ccntury 124 Edcicn 1900s 217. Edcicn 19th ccntury 219 Edcicn 1920s 233 Edcicn 1890s 2-3-3 Edcicn 1.899.s 252 Edcicn 1910s 255 Edcicn 1920s �8 Edelen 1920s 6S Miles 1920s 72 Miles 1890s 49 University 4-901 112 University 1930s 123 Univcrsity 1900s 20.5 Univcrsity 1900s 2-1$ Univcrsity 1920s 217 1910s 22-9- Univcrsity NIA 2-30 University 1920s 211 University 1-9-39s 2-42 University 1860s 245 University 1-9-39s 259 University 1920s 251 University. 1930s 251 University 1890s Univcrsity 1890s 313 Univcrsity 1920s 321 University, 1920s 3-26 University 1920s Estimatcd Date Strcct Address of Construction 327 University 1890s 329 University 1920s 330 University 1900s 333 University 1910s 239 University- 1940s 444 Edcicn 1880-90s 118 Edcicn 1890s 429 Edcicn 1890s 4-39 Edcicn 1886 260 Edcicn 4-880s 115 University- 1910s 118 University 1880s , 122 University 1870-80's 4-26 University 1880s 128 University 1890s 204- University 4-890s 202 University 1870s 215 University 1880 90s 221 University 1920s 231 University 1930s 232 University 1920s 237 University 4-880s 256 University 1880s 262 University 1890s 301 University 1910s 303 University, 19103 315 University c.1895 321 University 1890s 339 University NA 644 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 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. 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 to -preserve and protect the Town of Loa Gatos' historic heritage, ncighborhoods, strcctscapcs, and districts. A. Demolitions: Demolition of any contributing strtictt re is forbidden- absent cataclysmic event or upon determination by the deciding body that demolition is necessary for cataclysmic event, the structure shall be reeon-trueted to match thc structure existing immediately prior to thc cataclysmic event or a previous structure on that site. B. Remodels or Additions: I . Standards for review as required by Section 2 8-0.290 of the Town Code as follows: a) Architectural Review: Modification of the existing style or overall design of a contributing structure in the district is prohibited. A non contributing structure may be remodeled into the architectural style and design e-f a contributing structure in the district (see list of contributors in Section II and Section III, C. herein). New architectural 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 deckling body. Any proposed new architectural features must be proven to demonstrate architectural excellence, as well as be stylistically accurate and must clearly enhance the existing architectural style and design of the structure. Any uncertainty by the deciding body regarding the features to the existing structure must be resolved by the b) Contributing_ Structures: The structures identified herein as contributors to the d-istiict have been determined to be. historically, architecturally or culturally significant. Great care nd my ; ed to p Orly odes as on to any of architectural integrity is preserved and not destreyed- or damaged in the remodeling or addition process (see Section III, A. herein regarding demolitions). The following provisions are guidelines and requirements for -The proper historic rehabilitation and alteration of a contributing structure. c) Non Contributing; Structures: A non contributing structure, if not rchabilitatcd into a contributing stylc or dc3ign as providcd hcrcin, should be remodeled or expanded consistent with its existing architcctural stylc and design. Introduction of entirely ncw architcctural styles (i.e. other than Victorian, Craftsman/Bungalow, Mission Revival/Mcditcrrancan) is prohibited, 2. Rcstoration/Rchabilitation Cuidclincs a) Ccncral Cuidclincs: All protected elements as described in Section III, B.2.(c) hcrcin, of thc cxisting cxtcrior facade must be and continue in a consistent manner thc protected exterior repaired and rcuscd whenever possible. When an addition or rcmodcl rcquircs thc use of newly co t:eefed exterior elements, they must be identical in size, dimension, shape and location, and must use thc same rftaterials as the exiatirig pietectcd exterior elements (except as providcd in Section III, B.2.(c)). b) Front yard setbacks: The prevalent front sctback for cxisting houses is 15 feet. Front yard setbacks for ncw construction may be increased or decreased in accordance with thc prevailing sctback on thc block. (rcfcrcncc Section, 29.10.050 and 29.40.055 of the Town Code, note these sections only apply to front yards, not side, rear or sidc yards abutting streets.) r C) Hcights and proportions: I--Ieights and proportions of additions and alterations shall be consistent with and continue thc original architectural style anel deaaig . All prior elernefto including, but not limited to, rooflinc3, porchcs, doorways, windows, trim and siding shall be consistcnt with and continue thc original architectural stylc and design. New construction should maintain thc existing scalc and character through compatible design and attention to dctail. Thc height and proportion of an addition or a second story shall not dominatc thc original structure. d) Building Materials: Use of natural/ original construction matcrials (c.g., real wood siding, rock, brick, shinglcs, plaster) matching and consistcnt with cxisting matcrials is rcquircd. Compositc, synthctic, metal, vinyl, plastic or fabricated/ imitation wood products, painted brick or imitation used brick are prohibited-. New materials shall identically match original matcrials in shape, sizc, dimension, texture and pattern. (metal traditional elements ate acceptable). Upon a demonstration of hardship by thc applicant, thc decision making body may approve an acceptable alternative to the original building material if use of the original material is unfcia.sib1e due to unreasonable cost and commercial availability, or health and safety considerations. c) Protected Exterior Elements: Thc protected cxtcrior cicmcnts of a structure include all cicment3 on thc building's facadcs and roof; -however, minor structural alterations (c.g., addition of windows, doors, skylights, porchcs or decks) not visible from the public right of way arc exempted from thc provisions of this widows' walks, arbors, siding, chimneys, towers, turrets, trim, mouldings, corbels, plaster features, rock walls, picket fencc3, shingles, roof lincs, caves and ovcrha1-g3, colors, gingcrbrcad, shinglc siding, tiles, wrought iron- and other dccorativc matcrials. Othcr cxtcrior cicments of a particular building may bc protcctcd as determined by the deciding body. Consistent with these requirements, further specifications regarding particular protcctcd cicmcnts is provided as follows: {1) Doors: Original doors should be retained and restored. Ncw replacement doors for Victorians should not be flush, but of raised or flat panel design. Front doors generally should bc painted not stained (not applicable to Mission Revival -/-Mediterranean s-tyle-esr doors shall bc real wood framcd of simple design unless windows in doors shall meet all rcquircmcnts immcdiatcly following, (2) Windows and Glass: Original -windows, glass and window decorations shall be retained and- restored. It is ended that my the deteriorated portions of the l� V V l l 11 l l V l lli�ll ll1 Ul--p17T��,�1I� wind shall be r� ed rather than the een iirre-win ow. New or replacement windows shall be wood sashed and mutined if applicable. Sills, lintels, frames, sashes, mutins, and all decorations shall be identically replaced. All elements e f new windows shall be idea of the building, or consistent with traditional sizes, proportions and dimensions of buildings of the same architectural style, design and era. Windows must be constructed of real glass and window frames must be constructed of real wood, not vinyl, metal or plastic. All or snap in grids. New arched, angled, octagonal and stained glass windows are discouraged. Large expanses of blank Bay Windows: Size, shape, proportion, dimension, type of foundation, and Feef ma efia-1 and style of bay windows, whether restored or of new construction, must be identical to the original or existing bay windows 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, typo of foundation and reof of other bay windows existing on must be built in the same size, shape, dimension, proportions, material and type of foundation and roof established by original Victorian structures of the same design and style. New bay windows are permitted only when the applicant proves to the deciding bedy that said bay window is consistent with existing style, design and character of the contributing structure. Chimneys: Woed framed chimneys aFe prohibited unless their exteriors are covered with brick or river rock (5) veneers, stucco Mission, Rcvival or Mcditcrrancan style houscs may havc stuece covered -chimneys.. Painted metal stove pipe projections of less than four fcct arc permittcd in less visible locations of the strtrcte e. The sizc, shapc, dimensions, design and patterns of new and reconstructed chimncys must match those features of existing structure. Chimneys shall not bc cantilevered and shall bc narrower at thc top than at its base. Porches: Existing front perches, railings, posts, corbels,. roof covcrings, ccilings, floors, steps, mouldings, trim; gingcrbrcad, and othcr dccorativc fcaturcs must bc retained and restored using -original ems, or identical material of same size, shapc, proportion, pattern and in samc locations. Construction of new perches must consist of matcrials of Same sizc, shapc, dimcnsion and pattcrn as contributing structures of similar style and design in district and be in masonry porch floors are prohibited on Victorians or Craftsman/Bungalow stylc houses. Minor alternations of existing porchcs arc permittcd only whcn thc applicant proves to thc deciding body that said alteration is consistcnt with thc existing style, dcsign and character of the (6) Roofs, Cables, Eave,, and Overhangs: Roofs shall maintain their original size, ahape and pitch. Any changes in roof arca, roof linc, roof covcrings, and -avc depth and matcrials shall be consistcnt with thc existing structure. In gcncral, original gables shall be retained. New gables may bc added only where consistent with the n existing style and design and approved by thc deciding body. In general, gable cnds should bc symmetrical. Eavcs and fascias arc to be constructed e-f weed. Roof coverings of fireproof composition materials and dark colors in a heavy profile are acceptable where they are made to resemble wood, if they arc compatible with the architectural stele of the building. Mission Revival or color, texture, thickness and shape to look like thc original clay roof tile. Plastic -and modern stylc tilcs arc prohibitcd. (7) Siding: Siding materials and placement on structure shall be appropriate to thc existing stylc and. design. All existing siding is —to bc rcstorcd and. rctaincd wherever possiblc. bc real wood and not a composite, synthctic or fabricatcd wood product. Metal and vinyl siding products arc prohibitcd. New siding must identically match existing in sizc, dcpth, width, pattern, and must match the existing cut or bevel in siding in angle, slope, type width and dcpth of cut, if any. Old deteriorated shingles may bc replaced, however, new shingles must match existing dhinglcs in sizc, shape, dimension and pattern. Siding material must run from thc foundation to which case it must match pattern. n b. Stucco Sidi g,_(Mission Rcvival/Mediterranean/ Craftsman): Stucco and stucco pattcrn must be rctaincd and dtiplicateel to identically match existing. The stucco should be sand tcxturcd, finished rnd colored to match cxisting, or to match thc District. Fences/Walls: All existing picket and ornatc wirc fcnccs, rock walls and front yard concrete :ails shall be repaired and rctaincd. Replacement or newly constructed fcnccs or walls shall match those existing on the property, or shall match those of other contributing properties on that block. Introduction of ncw rock wall patterns- or new. types of rocks or vcnccrs in walls, not alrcady cxisting in thc district, is prohibited. Mortar should also match existing in color, tcxturc, joint width and profilc. New fcncing shall bc of open design, shall bc constructed of wood, ornatc wirc (docs not includc chain link) or wrought iron and shall be_consistent with those existing in thc district. Covcrcd gatewa • 3 are permitted. Sidc and rcar yard fcncing shall be of traditional construction and materials and shall bc consistent with prcvalcnt fcncing in thc district. Decorative Trim/Mouldings/Cingcrbr-ad: All existing to be repaired and retained. Replacement must match -existing in materials, size, shape; dimension, location and pattern. Addition of new trim, moulding, gingerbread, ctc., on ncw construction must be located and continucd in as to maintain consistency with thc original stylc and dcsign. Exccssivc or inappropriatc trse o-f gingerbread or other dccorativc matcrial3 is pr hibitcd. Addition of new trim, moulding, gingcrbrcad, ctc. on areas where not previously cxisting is discouragcd. (10) Colors: For Victorians, traditional 3 or 4 color paintings pattcrns arc encouraged. For Craftsman, traditional colors arc encouraged. For Mission Rcvival/ Mediterranean, the traditional U3C of carth tones and rcd hued roofing matcrials is rcquircd. (11) G ges: Style, -reef pitch, proportions, and overall design of the garage-(e 'age house, etc.), as well as building mpteria1s and architectural detail shall be istentwith those of the era of the house. Exterior features of garages which are more modern or contemporary than thc stylc of the house for which the garagc is bcing built arc discouraged. This includes features such as aluminum or roll up doors, aluminum frame windows, etc. This restriction applics only to features visible from a public right of way. Garages should be detached (may be attached by a breezeway) and set back behind thc front facadc of thc house. f) Interior Features: Only in cases where the owner desires to takc advantage of the 1976 Tax Reform Act, the owncr must paint colors, plaster, wallpaper, ctc., wherever possible. Repair and restore original materials wherever possible or replace with identical, replicated materials. Faker information regarding consistency with intcrior remodels is available upon request. C. Construction of Ncw Structure or Redesign or Remodel of Non Contributing Structure into a Contributing Style: 1. Entire Ncw Structure: Construction e-f a new structure must be built in duplication is neither required or encouraged. Strict adherence to achieving consistcncy with a traditional, recognized architectural style and dcsign of a contributing structure in the district is required. Ncw traditional style, design and integrity of moose contributing structures in the district. All doubts or insufficiencies regarding an applicant's proposal regarding thc consistcncy of a proposed new structurc, style and design with that of a contributing structure in thc district arc to be rcsolvcd against thc application by thc deciding body' 2. Remodel Non contributor i to Contributing Style and Dcsign: An owner who wishes to remodel a non contributing structure into the style and dcsign of a contributing structure in the district may do so. However, thc same requirement of Section III, C.I. hercin, must be adhered to by thc applicant. 3. Standards for Rcvicw: a) Intent and Purposc: The intent and purpose of this section is to protect Los Gatos' historic heritage, ncighborhoods, strcctscapcs, and districts. structurc so that it becomes ae asset to a historic district. Approvals for applications under this scction shall be grantcd only where these guidelincs havc been mct. b) Acceptable Architectural Styles and Designs: In general, Victorian, Crafts/ , and R4asion Revival/ Mediterranean styles arc the contributors to Los Gatos' historic districts. An applicant must produce photographs, that style in the district or reference materials indicating consistency with contributing styles in the district. All exterior elements subject to review shall be consistent with the proposed 4. New Construction/Remedeling into Contributing Style and Design Construction Guidelines: a) Front and setbacks: The prevalent front setback for existing houses is 15 feet. Front yard setbacks for new construction may be increased -ems -decreased tnaeeefdaree-witli on the block. (reference Section 29.40.050 and 29.10.055 of the Town Code these sections only apple -€end -no -sides-real of -side yards abutting streets). The front facade shall be parallel to the street. b) Hei _hts and proportions: Heights and proportions of altered or new structures shall be consistent with these of contributing structures of the same style in the district. They should not be significantly taller, more massive, or in greatly different proportions from other contributing structures of the same style in the district. c) R q ' dB •ld' g Materials: Use of natural construction materials (e.g. real wood siding, stucco, reek, brick, wood shingles, plaster) is required. Composite, synthetic, metal, vinyl, plastic or fabricated/ imitation wood preducts, painted brick. or imitation used brick are prohibited. Materials used shall be the sam . used in existing contributing buildings of the same style in the District (except that masonry Of stone veneers on chimneys are acceptable). Upon a demonstration of hardship by the applicant, thc decision making body may approve an acceptable alternative to the original building material commercial availability, or health and safcty considerations. d) Exterior Elements Subject to Review: To be rcvicwcd arc: all cicmcnts on thc building's facades and roof, including but not limited to, doors, windows, glass, porches, pasts, railings, stairways, cupolas, gab -3, bay windows, widows' walks, arbors,' siding, chimneys, towers, turrets, trim, mouldings, corbels, plaster features, roc-k walls, picket fences, shingles, roof lines, caves and overhangs, colors, gingerbread, shingle siding, tiles wrought iron and other decorative materials. Other exterior elements of a particular building rcquircmcnts, further specifications regarding particular protected cicmcnts is provided as follows: and painted, rather than stained, eta. Victorian and Craftsman Bungalow stylc structures. Screened doors shall bc real wood framcd of simplc design unleas patterns can be shown to fit the -existing style. Glass or windows in doors shall meet, all requircmcnts immediately following. (2) Windows/Glass: New or rcplacement windows shall be wood sashcd and, if mutins-arc appropriatc, wood mutined. All cicmcnts of new or replacement windows shall bc consistent with the traditional' sizes and proportions of those in buildings of thc same architectural stylc in the District (c.g. the long, narrow windows of Victorian Architecture). Victorian style structures shall have windows constructcd in the proportion and dimensions matching original Victorians. Vinyl, aluminum er-other typcs _ window —frames arc prohibited. All litcs (panes of glass) shall be individual liter-, net artificial er snap in grids. Arched windows arc discouragcd in Victorian styles. Octagonal windows arc discouragcd in Victorian, Craftsman/Bungalow, and Mediterranean/Mission Rcvival styles. (3) Bay Windows: Size, shape, proportion, scale, materials, typc of foundation or support, typc of decorative elements, and stylc of new of the same architectural style in the District. In general, bay windowa arc only appropriate to Victorian styles. Victorian stele structures shall have windows constructed in the proportion and dimensions snatching original Victorians. (1) Chimnc : Chimncys of Victorian or Craftsman/Bungalow styles stone/rock vcnccr and be smaller at the top than at thc bottom. a stucco to match thc exterior of thc building. 5) -Perch: New perch Est be of the same materials, relative size, shape, dimension, and having the same type of decorative elements as concrete or masonry porch floers and steps are prohibited on Victorian or Craftsman/Bungalow style houses. (6) Roof Lines. Gables, Eavcs and Overhang: For Victorian and Craftsman/Bungalow stylc struc - -a, fire rctardant wood shingles arc thc preferred material; fireproof composition materials arc acccp , especially thosc which resemble woad. Mission Rcvival/ Mcditcrrancan s-tyle struct ea shall havc tilc roofs of a color, texture, shape, and thickness to loe-k like traditional tilcs. Plastic and modcrn stylc tilcs arc prohibitcd. (7) Siding: Siding on Victorian or Craftsman/Bungalow style structures must match thosc of a contributing structure of the samc stylc in thc District in sizc, depth, width, matcrial, pattcrn, cut or .bevel, anglc; slopc, type; and width or depth of cut, if any. J (a) Wood siding (Victorian/Craftsman): All wood siding matcrial shall bc real wood and not .a composite or fabricatcd wood product. Shingles must also bc of a sizc, shape, dimcnsion, and pattcrn to bc consistent with singles of one or more contributing building e-f the same aty1e in thc District. Siding materials must run from thc foundation houscs of thc samc style in the District on which thc siding pattern varies m the manner proposed • (b) Stucco Siding (Mission Reviial/Meditcrrancan Craftsman: Stucco pattcrn, color, finish, and to eture should closely rescmblc that on other houscs of thc samc stylc in the district. (8) Picket Fences/Rock Walls/Arbor3: Picket fences/rock walls/arbors ;hall match or bc very similar to thosc on a contributing building of the same stylc in the District. Excessive or inappropriate use of "gingerbread" or othcr decorative elements is prohibitcd. Ncw fcncing shall bc of open dcsign, shall bc constructed of wood, ornate wire (docs not include chain link) or wrought iron and shall be consistcnt with thosc cxisting in the district. Covcrcd gateways arc permitted. Side and rear yard €eying shall bc traditional construction and materials and shall bc consistcnt with prevalent fcncing in the district. <9) Decorative Trim/Mouldingss/Gingcrbreads: Excessive or inappropriate uae of gingerbread or othcr decorated elements is prohibited. Size, shape, dimension and location of these decorative materials shall bc consistcnt with that on othcr encouraged. For Craftsman, traditional colors arc c n c o u r a g c d. and rcd hued roofing matcrials is required. (11) C rages: Style, roof pitch, proportions, and ovcrall dcsign of the garage (or carriage house, etc.), as well a3- buildirig materials and architectural details shall be consistcnt with thosc of the cra of the housc. Exterior features of garages which arc niorc modcrn or bcing built are discouraged. This includes features such as aluminum or roll up doors, alum framc windows, etc. This and set bark bchift the f- ont fa adc o4 t e h use R All structures (including accessory buildings) included in the district are regulated by this ordinance and subject to all of the provisions of Article VIII, Division 3 of thc Town Codc. However, the permit requirements of Section 29.80.260 of thc Town Code only apply to work which is considered a material change. A material change is any exteri r alteration for which a building permit is rcquircd or Section II, B.2.(e) herein. This does net include painting and ordinary maintcnancc which do not require a permit. SECTION IV This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on , 2008, 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 , 2008. This ordinance takes effect 30 days after it is adopted. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR TOWN OF LOS GATOS LOS GATOS, CALIFORNIA N:Idev\ords\Un iversityEde len. rtf Blloomfpld Anne I oc G.� c�atos Hisstoric Resources -Inventory 1991 1986. HELPFUL REFERENCES „ New York, American Life Foundation. 1985. Amrhein, James E., S.E: Residential Masonry Fireplace and Chimney Handbook. Los Angeles, Masonry Institute of America. 1989. State and Local History, 1977, 1981. Bruntz, George G. Histo of Los Gatos. Santa Cruz, Wostcrn Tanager Press (Valley Publishers). 1983. Howard, Hugh. How Old is this House? A Skeleton Key to Dating and Identifying Three Sin ; A-sociates. 1989. Kariotis, John, Roselund, Wells and Krakower, Mike. The Engineer's View. Loma Prieta: Historic Preservation Foundation. 1991. Klein, Marily Whiteside Limited. 1985. McAlester, Virginia & Lee. A Field Guide to American Houses. New York, Alfred A. Knop. Myers, John H., revised by Hoc. Gary L. "Aluminum and Vinyl Siding on Historic Buildings".--Volume—fi reservation —Briefs as iingtonD.C.; U.S overnme ntng Office. Myers, John H. "The R ". Volume 9, Preservation Briefs. Washington, D.C.; U.S. Government Printing Office. Nelson, Lee H., FAIA. "Architectural Character: the Visual Aspects of Historic Buildings._ as an Aid to Preserving Their Character". Volume 17, Preservation Briefs. Washington, D.C.; U.S. Government Printing Office. Park, Sharon C., AIA. "The Use of Substitute Materials en Historic Buildings Exteriors". Volume 16. Preservation Briefs. Washington, D.C.; U.S. Government Printing Office. Prentice, Helaine Kaplan and Prentice, Bta+r. Rehab #. How to Realize the Full Value of your Oldpartment. Berkeley, Ten Speed Pres, 1978, 1986. Stahl, Frederick A. A Guide to the Maintenance. Repair, and Alteration of Historic Buildings. Sweeter, Sarah M. "Roofing forHistoric Buildings" Volume 4. Preservation Briefs. WashingtonD.C.; U.S. Government Printing Office. Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (Revised \Ata-sh,;ngton, S. Departmntof the Inter or --National Park Service Preservation Assistance Division Weeeks, Kay rl 'INewxxerior--Add.itions o Histori-d—B ildings: Preservation Concerns" Volume 11. Preservation Briefs. Washington, D.C.; U.S. Goverment Printing Office. University-Edelen Historic District Boundaries " As Established by Ordinance 1844 on April 15, 1991 EXHIBIT A ORDINANCE AN ORDINANCE OF THE TOWN OF LOS GATOS AMENDING THE TOWN CODE TO REVISE THE DUTIES OF THE HISTORIC PRESERVATION COMMITTEE AND THE PROCEDURE FOR MINOR HISTORIC PROJECTS THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS: SECTION I Town Code Chapter 29 is amended to read as follows: Sec. 29.20.485. Administrative procedure for minor historic projects. This procedure is established for review of minor historic residential or commercial projects not covered under the architecture and site approval process or the minor residential development permit for designated properties with a LHP overlay zone. This process shall be used by the Historic Preservation Committee and the Planning Director. (1) An application with no fee is submitted. (2) The deciding body reviews the application using the designating ordinance as well as the Town Code requirements. (3) The following projects will be considered under this administrative procedure. a. Additions to an existing second story residence where the additional area will be one hundred (100) square feet or less and is visible from the street(s) in the immediate neighborhood. b. New residential accessory structures less than four hundred fifty (450) square feet in area (exception: structures not used for parking vehicles or accessory living quarters, that are not visible from the street(s) in the immediate neighborhood. werk). c. Additions to the first floor of a residence (excluding additions not visible from the street that do not exceed 15% of the existing floor area of the ATTACHMENT 5 house (excluding cellars) or 400 square feet of gross floor area, whichever is less). d. Additions, alterations, restoration or rehabilitation of various structural cicmcnts. e. Exterior alterations which require a building permit that changes the historic architectural style of the structure or eliminates/alters character defining features. This includes but is not limited to: new porches, porch enclosures, awnings, new dormer windows, bay windows and change in siding material. See. 29.80.227. Powers and duties of the Historic Preservation Committee. The Historic Preservation Committee shall: (1) Regularly review and make recommendations to the Planning Commission concerning the determination of all matters pertaining to historic preservation which comes before the Planning Commission. (2) Review and make recommendations to the Planning Director concerning the determination of a minor residential development permit for properties with a LHP overlay zone or structures which were built prior to 1941. (3) Determine and issue approval for minor residential and commercial exterior alterations not covered under the architecture and site approval process or the minor residential development permit, for designated properties with a LHP overlay zone pursuant to subsection 29.20.485. Minor exterior alterations ^ ist a. any new construction (excluding accessory structures less than four hundred fifty (1150) square feet in area not used for parking or accessory living quarters and not visible from the street); b. any new addition; and c. Exterior alterations which require a building permit. This includes but is (4) Upon request of the Planning Director, review pending or proposed building permits dealing with historic structures when it is questionable that the work proposed meets the guidelines for pre-1941 structures. (5) May, on request of the property owner, advise with respect to any proposed work requiring or not requiring a Town permit on any historic structure, a designated landmark site or in a designated historic district. Examples of the work referred to are additions, demolitions, painting and repainting of exterior surfaces, roofing, fencing, landscaping, glazing, and installation of lighting fixtures. In advising, the Historic Preservation Committee shall be guided by the purposes and standards specified in this division and other applicable ordinances and/or development standards. This subsection does not impose regulations or controls on any property. SECTION II This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on , 2008, 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 , 2008. This ordinance takes effect 30 days after it is adopted. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR TOWN OF LOS GATOS LOS GATOS, CALIFORNIA N:\DEV\ORDS\a-08-01. doc Single and Two Family Residential Design Guidelines Town Council Review Draft #3 ATTACHMENT 15 Adopted by the Los Gatos Town Council xxxx xx, 2008 Town of Los Gatos Community Development Department 110 East Main Street P.O. Box 949 Los Gatos, CA 95031 (408) 354-6872 (408) 354-7593 fax wwwlosgatosca.gov Town of Los Gatos CONTENTS 1 INTRODUCTION 2 NEIGHBORHOOD PATTERNS 3 BUILDING DESIGN 4 HISTORIC RESOURCES 5 GLOSSARY APPENDICES CONTENTS Applicability 5 Relationship to other plans 6 Purpose 6 Setting 7 Community Expectations 10 Historic Preservation 10 How to Read Your Neighborhood 11 General Design Principles 11 Maximum Floor Area Ratio 12 Design Review Process 12 General Neighborhood Design Principles 13 Street Presence 14 Form and Mass 15 Garages 18 Site Development 20 General Building Design Principles 21 Architectural Style 22 Height/Bulk/Scale 23 Garages 25 Roofs 27 Entries 29 Windows 30 Materials 32 Additions/Accessory Buildings/Secondary Units 33 Architectural Detail 35 Privacy and Solar Access 36 Sustainable Design 38 Application/Enforcement 39 Historic Preservation 39 Approval Process for Historic Resource Alterations 41 Historic Districts 43 Building Classifications 43 Demolitions 43 Pre-1941 Structures 46 Protected Exterior Elements 46 Restoration/Rehabilitation/Reconstruction 47 Additions/Accessory Buildings/Secondary Unitss 54 New Construction 54 Noncontributing Structures 55 Research Resources 56 Definitions 57 Appendix A How to Read Your Neighborhood Workbook Appendix B Historic Districts Appendix C Cellar Policy Appendix D Sustainable Design Appendix E Historic Resources Status Codes Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 3 Town of Los Gatos ACKNOWLEDGMENTS TOWN COUNCIL Barbara Spector major Mike Wasserman 'ice -Major Steve Glickman Diane McNutt Joe Pirzynski PLANNING COMMISSION Joanne Talesfore Chair D. Michael Kane Vice Chair John Bourgeois Philip Micciche Thomas O'Donnell Stephen M. Rice Isiarico Sayoc GENERAL PLAN COMMITTEE John Bourgeois Planning Commission Tom O'Donnell Planning Commission Joanne Talesfore Planning Commission Joe Pirzynski Town Council Barbara Spector Town Council Barbara Cardillo Community Services Commission Marcia Jensen Public Representative Jane Ogle Public Representative Margaret Smith Business Representative HISTORIC PRESERVATION COMMITTEE Kendra Burch Chair Len Pacheco Vice -Chair Bob Cowan Philip Micciche Marko Sayoc TOWN STAFF Greg Larson Town Manager Pamela Jacobs Assistant Town Manager Orry Korb Town Attorney Bud Lortz Community Development Director Randy Tsuda Assistant Community Development Director Sandy Baily Associate Planner Larry Cannon Town Architect /Cannon Design Group 4 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos INTRODUCTION The Town of Los Gatos has a great diversity of neighborhoods and residential structures constructed over a span of almost a century and a half. Many homes have grown and adapted over time to the changing needs of Los Gatos families, as well as to larger social trends and architectural fashions. Homes have grown larger in size, new types of interior spaces have become common, and parking needs have increased. Yet, a certain scale and ambience has been retained throughout the community that allows this wide diversity of homes and neighborhoods to coexist comfortably within a fabric readily recognizable as the Town of Los Gatos. While many of the changes in home size and fashions have evolved over a fairly long time frame, the recent economic pros- perity of the San Francisco Bay Area and the increased desirability of attractive communities located near employment centers has stimulated more rapid changes in residential architecture. Larger homes with Great Rooms, cellars, home offices, media centers, and large master bath suites are increasingly common. Given the limited number of undeveloped lots within the Town, much of this growth is occurring as additions to older and smaller homes or as demoli- tions and new home construction on lots within older, established neighborhoods. The Town recognizes and welcomes the need for change, but desires that change occur in a manner that is respectful of the scale, texture, and character of the community's individual neighborhoods and unique natural setting These guidelines contain a clear state- ment of community expectations to assist property owners and their design professionals in meeting the needs of individual families in a manner that is sensitive to and respectful of their respective neighborhoods. 1.1 APPLICABILITY These design guidelines will be used by the Town staff, DRC, Plan- ning Commission, Historic Preservation Committee, and Town Council in evaluating changes to existing structures and for new construction. They are applicable to all residential development within the Town that requires a discretionary approval or a building permit except for: a. Parcels within the Town of Los Gatos Hillside Area which will be governed by the Hillside Development Standards and Guide- lines. b. Parcels containing more than 30,000 square feet which shall be subject to the gross floor area requirements of the Hillside Development Standards and Guidelines. INTRODUCTION 1 HOW TO USE THIS DOCUMENT • Review the Community Expecta- tions in the Introduction to obtain an overview of the characteristics and features valued by the Town. • Drive and walk around your neighborhood to observe the scale, character and details of nearby homes. The use of the Hot) to Read Your Neighborhood lVorkbook which is included as an appendix to these guidelines is strongly encouraged. Ask your architect or building de- signer to do the same. • Review the Neighborhood Patterns and Building Design Guidelines in Sections 2 and 3. • Review the Historic Resources Guidelines if your property is lo- cated in one of the Town's historic districts or was constructed prior to 1941. • An early, informal meeting with the Town's planning staff to review your preliminary plans and designs is generally a good idea to identify any special problems or concerns before you have committed large amounts of time and money for the preparation of application drawings and materials. • Meetings with your neighbors to discuss their concerns and your designs are strongly encouraged. Note that neighborhood support is important, but does not guarantee approval. Should you have any questions about these guidelines, please contact the Com- munity Development Department at (408) 354-6872. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 5 INTRODUCTION 1 RELATIONSHIP TO OTHER PLANS The design guidelines in this docu- ment are intended to reinforce and clarify the policies and guidelines included in the Town of Los Gatos General Plan. The design guidelines in this document incorporate and replace the following: • Residential Development Standards for All Single Family and Two -Family Dwellings • Residential Design Guidelines for Pre-1941 Structures • Residential Design Guidelines for the University/Edelen Historic District • Residential Design Guidelines for the Broadway Historic District • Residential Design Guidelines for the Almond Grove Historic District • Residential Design Guidelines fir the Fairview Plain Historic District Town of Los Gatos c. Parcels with an average slope of 10% or greater outside of the Town of Los Gatos Hillside Area which shall be governed by these guidelines and the following sections of the Hillside Develop- ment Standards and Guidelines*: • Constraints Analysis and Site Selection excluding the standards for the visibility from off site and ridge line view protection. • Site Planning for: - Grading - Drainage - Driveways and Parking - Geologic Safety • Site Elements for Retaining Walls * The use of the Hillside Development Standards and Guidelines (HDS&G.'r) is intended to implement the Town of Los Gatos' vision state- ment for its hillside and to ensure that all development is in compliance with the goal, policies, and implementing strategies of the General Plan. In reviewing an application using both the Residential Design Guidelines and the HDS&G i, the standards and guidelines of the HDS&G shall both be discretionary. The deciding body will need to take into account the character of the surrounding neighborhood and environment when implementing a strategy or guideline. 1.2 PURPOSE The guidelines contained in this document are intended to accom- plish the following. • Provide guidance to Town staff, property owners and their design professionals in designing new houses and remodel- ing existing structures. • Provide a greater degree of project review and approval predictability. • Ensure that new development is compatible with its sur- rounding neighborhood. • Establish a high level of design quality. • Reinforce the special qualities of the Town's visual charac- ter. • Streamline the development review process by more clearly communicating community expectations to property own- ers and developers. 6 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos INTRODUCTION 1 1.3 SETTING The Town of Los Gatos' unique qualities are a result of its lovely natural setting, long development history, and residents' pride in home and neighborhood. Each neighborhood is unique unto itself, and the size and style of homes vary throughout the community from small cottages to much larger and more formal homes. And yet, Town tradition and a concerted effort by the Town's staff, elected officials, and appointed boards have resulted in an environment and a collection of neighborhoods with a strong sense of community. Mature landscaping and flowers are strong features of all Los Gatos neighborhoods Second floors set into the roof forms and stone retaining walls are common in older Los Gatos neighborhoods Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 7 INTRODUCTION 1 One and two story Ranch Style homes are concentrated in a few neighborhoods Simple architectural styles sit comfortably in some neighborhoods beside more complex Craftsman Style houses Town of Los Gatos Los Gatos' four residential historic districts and many Pre-1941 homes add to the Town's character and uniqueness Many new homes reflect traditional architectural styles Parking for cars is subordinate to the home in most neighborhoods 8 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos Many larger homes have been designed as one-story structures with sensitivity to their surrounding neighborhoods Spanish Style homes are not as common as other styles but add variety and interest to several neighborhoods 7JI1Ithr, rsI' •'' UUEar �. Larger formal homes are found in some neighborhoods INTRODUCTION 1 ARCHITECTURAL STYLE These guidelines are not intended to establish or dictate a specific style. The Town's residents appreciate their community's diversity of architectural styles. Applicants are asked to look at both older and more recent homes which have been designed with sensi- tivity to their surroundings and with attention to high quality details and landscaping. While a wide range of architec- tural styles is acceptable, there is an expectation that any specific style selected will be carried out with an integrity of forms and details that are consistent with that style. The following resources may be useful to homeowners and design profes- sionals in understanding the special qualities of specific house styles. • A Field Guide to American Homes Virginia & Lee McAlester Alfred A. Knopf 2000 • The Abrams Guide to Ameri- can House Styles Wilkin Morgan Harry N. Abrams, Inc 2004 • House Styles in America James C. Massey Penguin Studio 1996 • Celebrating the American Home Joanne Kellar Bouknight The Taunton Press 2005 • The Distinctive Home, A Vi- sion of Timeless Design Jeremiah Eck The Taunton Press 2005 • Traditional Construction Pat- terns: Design & Detail Rules of Thumb Stephen A. Mouzon McGraw-Hill 2004 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 9 INTRODUCTION 1 Town of Los Gatos 1.4 COMMUNITY EXPECTATIONS • Homes will respect the scale and character of their immedi- ate neighborhoods. Homes will maintain a friendly presence to the street. Structures will be designed with architectural integrity with design and material consistency on all facades. Structures will be constructed with high quality materials and craftsmanship. _'attention will be given to architectural details consistent with the individual architectural style. • All aspects of the project will respect the natural setting and features of a site. • Mature landscaping will be preserved whenever possible. • Attention will be given to parcel landscaping that is sym- pathetic to the neighborhood. • Homes will be designed with respect for the views, privacy and solar access of their neighbors. • Drought tolerant and native plantings are encouraged to reduce water consumption (see Appendix F). • Structures will be designed to be energy and water efficient, constructed using building materials that reduce resource consumption, and take advantage of renewable resources where appropriate. 1.5 HISTORIC PRESERVATION By ordinance, special review attention is given to demolitions, addi- tions, renovations, and new buildings within the Town's one Com- mercial and four residential Historic Districts. Special attention is also given to any building constructed prior to 1941. Projects within historic districts and some Pre-1941 structures will require review by the Los Gatos Historic Preservation Committee. The general guidelines in Chapters 2 and 3 of this document provide some basic guidance for good planning and design for any parcel within the Town. Chapter 4 indudes some additional requirements and guidance for Pre-1941 residential structures and for properties within the Town's Historic Residential Districts. These should provide a good overview of community requirements and expectations. However, applicants with Pre-1941 properties and those within an historic district should review the appropriate Town ordinances to ensure a full understanding of the requirements. Town staff can assist in providing these ordinances and in identifying af- fected properties if you are unsure. In addition to buildings, there are also other features (e.g., stone walls and fences) which contribute to the Town's character and heritage. Only a few of these are identified individually by Town ordinance, but property owners are asked to be sensitive to these features and to integrate them into their plans whenever possible. 10 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos 1.6 HOW TO READ YOUR NEIGHBORHOOD A special workbook has been prepared to assist property owners and their design professional in looking at their neighborhoods when assessing appropriate design plans, styles and details. In addition to the neighborhood patterns and details noted in the workbook, con- sideration must be given to ensure that privacy and shadow impacts on properties within and outside the immediate neighborhood are evaluated. The hope is that a greater awareness of one's immediate neighborhood will bring increased design sensitivity to the design of both additions and new homes. The workbook also provides some guidance as to the context that will be used by the deciding body in reviewing the appropriateness of design proposals to neighborhood compatibility. The greatest attention will be given to the immediate neighborhood where nearby home owners are most likely to be confronted with the new house or addition on a daily basis, and where other residents driving by are most likely to see the new structure in the context of the nearby homes. Recognition will be given to the fact that a house design which is appropriate in one neighborhood may not be appropriate in another neighborhood. Some neighborhoods have a distinctive character and scale while others are much more mixed and transitional. In addi- tion, some houses were constructed with little consideration to the neighborhood architectural style or its site characteristics. Others were remodeled with little sensitivity to the existing architectural style. These aberrations will not be considered when analyzing a neighborhood. The presence of significantly different house styles or large scale houses located at a greater distance from the applicant's site will be given less weight than the immediate neighborhood. Common sense should be used when applying the diagram be- low to a specific site context. If in doubt, please consult with Town staff for guidance. The diagram below illustrates the Town's interpretation of the immediate neighborhood in standard subdivisions. There are sev- eral factors in determining an immediate neighborhood when this diagram may not be applicable. These factors include, but are not limited to, location and visibility of the building (e.g., terrain of the lots, lots with multiple frontages and diversity of parcel size). Street 11 10 Corner Parcel Immediate Neighborhood definition s 6 7 e INTRODUCTION 1 GENERAL DESIGN PRINCIPLES The fallowing principles have been used in the development of these guidelines, and will be used by the Town to evaluate plans and designs that are not covered by a specific design guideline. • Encourage a diversity of archi- tectural styles consistent with the neighborhood context • Design to blend into the neighbor- hood rather than stand out • Reinforce prevailing neighborhood development patterns • Design street setbacks with sensitiv- ity to the predominant street front character • Maintain home entries with a strong visual connection to the street • Avoid garages and carports that dominate a home's street frontage • Relate a structure's size and bulk to those in the immediate neighborhood • Utilize roof forms and pitches similar to those in the immediate neighborhood • Design with architectural integrity on all sides of the structure • Relate auxiliary structures to the style and detail of the main house • Use materials that are consistent or compatible with the neighbor- hood • Use quality materials and work- manship • Select colors to blend with the neighborhood • Preserve mature landscaping when- ever possible • Design structures to be energy and water efficient and which take maximum advantage of renewable energy resources, where appropri- ate Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 11 INTRODUCTION 1 MAXIMUM FLOOR AREA RATIO (FAR) Maximum house and garage sizes are established by the Floor Area Ratio (FAR) standard set forth in the Town of Los Gatos Zoning Ordinance FloorArea Ratio is defined as the total area of the structure divided by the area of the site (e.g., a 1,500 square foot house on a 5,000 square foot lot would have a FAR of 0.30). The maximum allowable floor areas are established by the formulas below which will be used in conjunc- tion with the design guidelines to determine allowable building sizes. *A is the net lot area in thousands of sq. ft. (e.g., 7,500 sq. ft. is 7.5) • Basements are included in the al- lowable FAR; Cellars are not (See Glossary). • All structures, excluding garages, on lots between 5,000 and 30,000 square feet FAR = .35 - (A - 5)/25 x .20 • Garages on lots between 5,000 and 30,000 square feet FAR = .10 - (A - 5)/25 x .07 • All structures (excluding up to 400 square feet of garage space) for lots smaller than 5,000 square feet FAR = .40 - (A - 2)/3 x .05 Rxceptions to the above cakwlations: If a slope is greater than 10%, the net lot area shall be reduced according to the following standard: Average Lot Slope Percent of net site to be deducte(1 10.1 - 20% : 10% plus 2% for each 1% of slope over 10% 20.1 - 30% : 30% plus 3% for each 1% of slope over 20% Over 30% : 60% • Parcels containing more than 30,000 sq. ft. are subject to the Hillside Development Standards and Guidelines. Town of Los Gatos 1.7 DESIGN REVIEW PROCESS Applicants are encouraged to meet with staff prior to formally sub- mitting a development application. Staff may be able to highlight issues and concerns related to a specific site, to a neighborhood, or to the architectural design of the house or addition. Once a formal application is submitted, the staff will review the application for completeness and for planning and design issues. Development applications may be approved by the Director of Community Development, the Development Review Committee (DRC), or the Planning Commission, depending on the scope of work. For many projects, designs are also reviewed by the Town's Consulting Architect for further evaluation of neighborhood com- patibility and design excellence. While not conclusive, substantial weight is given to the recommendations of staff and the DRC in making a determination on the application. DESIGN REVIEW SUBMITTAL REQUIREMENTS AND APPROVAL PROCESS • Refer to the application forms available at Town Hall or on-line at tyww.la.(ytosca,gov Should you have any questions about the submittal requirements, review procedures or these guidelines. please contact the Community Development Department at (408) 354-6872. 12 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos NEIGHBORHOOD PATTERNS Neighborhoods in the Town of Los Gatos vary widely; reflecting the community's growth over time. Older neighborhoods near Downtown and along Loma Alta and Johnson Avenues have a regular street grid pattern along with curbs, gutters and sidewalks, while newer neighborhoods often have a more varied street pattern. Street patterns, parcel sizes, the presence of sidewalks and curbs, and home designs in some neighborhoods vary greatly while those in others are much more regular and similar - often a reflection of lots developed in the subdivisions of their day. The general types of neighborhoods, excluding the Town's hillside neighborhoods which are covered by other guidelines, are described in the sidebar. Sensitive additions and new homes will vary from neighborhood type to neighborhood type and from parcel to parcel. However, the broad intent of these guidelines is to respect the scale and character of each of the Town's individual neighborhoods. The emphasis is on "neighborhood compatibility" with the recognition that some change is inevitable and may be an improvement to the existing structure and/or neighborhood. 2.1 GENERAL NEIGHBORHOOD DESIGN PRINCIPLES The following principles have been used as touchstones for the devel- opment of individual Neighborhood Pattern Guidelines. In the event that the specific guidelines do not clearly address a given condition, these principles, along with the General Design Principles on page 11 should be consulted for direction. The following principles will be used by the deciding body when evaluating projects, and when considering the acceptability of unique proposals that vary from the specific guidelines. • Residential development shall be similar in mass, bulk and scale to the immediate neighborhood. Consideration will be given to the existing FAR's, residential square footages and lot size in the neighborhood. The Director of Community Derelopment has the discretion to refer an application to the Planning Commission if the proposed FAR and/or floor area is at or near the largest in the neighborhood. • House entries shall be similar in orientation and scale to other homes in the immediate neighborhood. • Garages and paved driveways used for parking shall be similar to what is most common for other homes in the im- mediate neighborhood. • Mature landscaping should be preserved if at all pos- sible. • Pursuant to Town Code, the front yard shall be landscaped and the amount of impervious surface limited. NEIGHBORHOOD PATTERNS 2 IDENTIFIABLE LOS GATOS NEIGHBORHOOD TYPES The following neighborhood types are the most common found in the Town. Each has its own special char- acteristics. • Traditional neighborhoods (e.g., The historic core around downtown including Almond Grove, Broadway, University/Edelen, and Fairview Platia; along the Santa Cru.L;Avenue corridor; Johnson Avenue; and near the southern end of Los Gatos Boulevard) - Regular lots - Traditional home designs of varying styles - Curbs, gutters and sidewalks • Subdivisions (e.g., Vista del Monte neighborhood and Belwood) - Regular lots and street patterns - Homes of similar size and archi- tectural style - Informal street edges • Informal Urban (e.g., San Benito, Stacia, and l' hitney neighborhoods) - Lot size variety - Widely varying house designs - Regular street patterns but with informal street edge (no curbs, gutters and sidewalks) - Informal landscaping with many larger and older trees • Semi -Rural (e.g., Cypress Ik"ay Greenridge Terrace, Grove Street, Old Adobe, Quito Road, and many hillside areas) - Lot size variety with typically larger lots - Often on sloping lots - Widely varying house designs - Informal street edge (often with no curbs, gutters or sidewalks) - Informal landscaping with many larger and older trees Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 13 Town of Los Gatos NEIGHBORHOOD PATTERNS 2 Similar front setbacks help define the street edges If building facades in the neighborhood are simple like the one above, avoid complicated and highly articulated facades like the example below 2.2 STREET PRESENCE 2.2.1 Relate building front and side setbacks to those on adjacent parcels If setbacks along a street front ate uniform, match that setback. • In cases where setbacks are varied in the neighborhood, new homes should match those of adjacent homes. • Where adjacent homes have differing setbacks, try placing the home such that it uses an average of the two. Existing House New House New House i A i i i I I 1 i Existing House Do Not Not This This This • Exception: Where adjacent lots have a nonconforming setback, appli- cant may have the option of conforming to the required zoningsetback. In some instances, a varied setback from the neighborhood pattern may be necessary or appropriate (such as lot constraints including topogra- phy, trees, creeks, lot size, and architectural style). It is the applicants responsibility to justi6 any request for a setback variation. The Town or deciding body will evaluate the applicant's rationale in conjunction with the design guidelines and other Town codes and policies. 2.2.2 Provide front facade articulation similar to those predominant in the neighborhood • If facades along a street front are generally- simple, avoid large changes in front wall planes. • Where front wall setbacks are varied in the neighborhood, new homes should relate more to those of adjacent homes. The width of projecting building masses and the amount of horizontal offsets in wall planes should also be similar. I Existing House New House New House Existing House i I Sirr r I 1stmiiarr I artdlar Do This Not This 14 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos 2.2.3 Maintain a strong street presence on both street - facing facades of corner Tots • Provide similar design articulation and details on both fa- cades. • Keep side yard fences low or limit their extent to the rear yard setback. 2.2.4 Relate any street visible fences and gates to the house facades • Hold fences and gates back a minimum of 5 feet from the front facade. • Use materials, colors and details that are similar to elements on the house. When driveway gates are used, setting them back from front facade with materials, shape and color related to the front facade, like the example, above is encouraged 2.3 FORM AND MASS 2.3.1 Design two story houses in predominantly one story neighborhoods to blend with the smaller homes. Two-story houses may not be appropriate for every neighbor- hood, For neighborhoods dominated by one-story homes, an effort should be made to limit the house to one-story in height or to accom- modated second floor space within the existing roof. If a two-story house is proposed in this type of a neighborhood, the house shall be designed to blend with the smaller homes. NEIGHBORHOOD PATTERNS 2 A low fence of approximately three feet and good design articulation gives this house a strong presence on the side street that is complementary to other front facades on that street Tall fence Tt1II fence s��a Laelence s•..� Do This Not This Fences taller than three feet should be avoided on corner lot sides FENCE HEIGHT Maximum fence height outside the front setback are typically six feet. Please contact the Community Development Department at (408) 354-6874 to discuss- fences proposed within the front setback, on` corners of lots and exceptions which may be. permitted for fence heights. Second floor within roof form helps to relate larger home to smaller neighbors Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 15 NEIGHBORHOOD PATTERNS 2 Avoid exaggerated tall entries like this ;No • - - ~ - fir.,. - " • G �r�r Avoid formal entries (above) in neighborhoods with informal homes and in Ranch Style neighborhoods where entries are located under roof eaves as in the example below. Town of Los Gatos Some techniques include: • A combination of one and two story masses. • Roof segments separating the first and second floor facades as shown in the example below. • Porches with eave height similar to adjacent homes. • Second floor area contained within the roof form. • Deep recessed entries, porches and windows. Strong one story Significant overhangs roof eave emphasis and recesses 2.3.2 Avoid structures with height and bulk at front and side setback lines which are significantly greater than those of the adjacent homes -- Large difference in bulk at front setback between the new house and the adjacent neighboring house 2.3.3 Design home entries that are sympathetic to others in the neighborhood • Avoid very formal entries in neighborhoods that are more informal (e.g., Ranch Style) in character. • Avoid tall entries unless that is the predominant entry type in the neighborhood. • Provide entry porches when they are common in the im- mediate neighborhood. 16 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos 2.3.4 Use roof forms and pitches that are similar to other houses in the neighborhood Avoid low roof pitches ... in neighborhoods characterized by steeper roof pitches 2.3.5 Avoid the use of tall towers or turrets unless they are integral to the architectural style Generally avoid towers and turrets 2.3.6 Locate second floor mass to minimize impacts on the streetscape and adjacent neighbors In one story neighborhoods, place additions at grade level behind the existing house whenever possible. Place second story mass in locations appropriate to the height of adjacent homes. Existing two story house Two story adjacent to two story O.K. T Maintain one story adjacent to one story I New Home Existing one story house T 2.3.7 Minimize the mass of garages • If detached garages exist in the neighborhood, consider a detached garage at the rear of the lot to reduce the mass and scale of the house (see examples in Section 2.4.1). NEIGHBORHOOD PATTERNS 2 ROOF PITCHES Many Los Gatos neighborhoods are characterized by distinctive roof forms or slopes '1 {I{fll1111 "'. {Hllilllll Many of the older neighborhoods have relatively steep roof pitches While others are characterized by lower pitches In addition to common roof pitches, some neighborhoods also have distinctive roof forms such as the hip roofs on this house Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 17 NEIGHBORHOOD PATTERNS 2 Narrow driveways with garages at the rear are a common pattern in many Los Gatos neighborhoods Setback from front tacade Double doors Garage setback and double doors help to minimize the visual impact of this garage Side loaded garages are helpful in minimizing the visual impact of larger garages on the streetscape of a block Town of Los Gatos 2.4 GARAGES 2.4.1 Locate garages to reinforce the predominant neighborhood pattern • Along street fronts with narrow driveways and garages located at the rear of parcels, repeat that pattern. 4- Garage f- I, House Street E Street • Where garages near the front face of the houses are com- mon, a similar location is acceptable, but the garage front should generally be set back from the front facade (See guidelines on page 25.) • In neighborhoods with garages typically forward of the main house facade, the use of side loaded garages is strongly encouraged. House ' Garage DO THIS i I 'Ii House Garage NOT THIS • Orient garages to rear alleyways where they exist and are commonly used for parking; Match locations and setbacks that are common along the alleyway; Uncovered surface parking spaces should be paved with special paving (e.g., Grasscrete or permeable modular pavers). 18 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos NEIGHBORHOOD PATTERNS 2 2.4.2 Minimize the impact of garage doors on the streetscape • Limit the use of 3 car wide garages to locations that are not visible from the street or adjoining houses. • In neighborhoods where 2 car wide garages are common, a tandem garage may be considered for a third garage space. (Note: Tandem spaces do not count toward required park- ing.) Good example of some techniques to fit a new house into an established traditional neighborhood r Tandem parking should be considered for 3 car garages in 2 car garage neighborhoods and for 2 car garages in 1 car Lc garage neighborhoods Three car tandem garage example 2.4.4 Limit the use of circular driveways • Circular driveways are discouraged because they increase the amount of paving in front setbacks. • Circular driveways may be considered for larger estate lots with wide street frontages where the width of the total driveway footprint is less than 50 percent of the parcel width. • Where circular driveways are allowed, substantial landscap- ing should be provided along the street front, and special driveway paving materials and/or patterns should be pro- vided. Circular driveways like this are discouraged 2.4.5 Mitigate the impact of driveways on the streetscape • Limit the width of curb cuts to the minimum size needed to access the garage. This will reduce the amount of paving in the front setback, and preserve on -street parking spaces. • Utilize modular paving materials or special patterns or colors to break up paved driveway areas in front setbacks. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 19 NEIGHBORHOOD PATTERNS 2 LANDSCAPING Landscaping decisions are largely left to the discretion of the individual property owner. However, residents are encouraged to be aware and respecful of the landscape char- acter of their neighborhood. The following are suggested guidelines. New landscaping should: • Respect the character defining landscape elements of the lot and adjacent neighborhood. • Preserve mature trees and hedges whenever possible. • Respect the tree and planting pat- terns of the block front. • Equal or exceed the quality and density of landscaping of the block front. • Limit the amount of hardscape pav- ing in the front setback. • Use landscape materials (e.g., lawn) similar to other homes along the block front. • Utilize a similar degree of formal- ity or informality as seen on other district lots. • Drought tolerant and native plantings are encouraged to reduce water con- sumption. Applicants are encouraged to consult the Santa Clara County Water District's Water -wise Plant List at www. valleywater.org/ Grated Water conservation/ In the home/ Water -wise plant 1st.shtn, TREE ORDINANCE SUMMARY Protected trees include the following.: All trees: • W'ith a single trunk or multiple trunks which is/are 12" or greater in diameter (371/2" cirounference) • ll'/ith a 4" or greater diameter (12 % " circumference) of any trunk when remotal relates to any retrew for which _zoning ap- proval or subdivision approval is required • Required as part of a previous _zoning or subdivision approval A Protected Tree may also be a stand of trees which are dependent upon each other for the survival of the stand. Town of Los Gatos 2.5 SITE DEVELOPMENT 2.5.1 Save mature trees and landscaping whenever possible • Mans- trees are protected by the Town's Tree Ordinance (Section 29.10.0950 - 29.10.1045 of the Town Code) which sets forth criteria for protected tree size and species and the procedures for their removal and replacement. A summary is provided in the sidebar, but applicants should refer to the full ordinance which is available from Town staff or on-line at wsv-sv.losgatosca.gov 2.5.2 Design with sensitivity to adjacent neighbors • Existing views are not protected as a right. Never -the -less, additions to existing homes and new houses should be planned with an awareness of the impacts which they will have on the views, sky exposure, sun access and privacy of neighbors (see Section 3.11 for additional guidelines). 2.5.3 Design with conscious recognition of the treatment of street and sidewalk edges in the neighborhood • Many of the older neighborhoods in Los Gatos have grade changes at the front property line due to ground slopes. Many neighborhoods have made this a distinctive feature through stone or brick retaining walls. Strong consideration should be given to repeating these elements where they add to the quality and character of the neighborhood. Stone retaining walls along front property lines are a distinctive feature in some neighborhoods 20 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos BUILDING DESIGN Homes in Los Gatos come in many forms, sizes and architectural styles. This diversity is one of the features that contributes to the Town's unique identity. Older Victorian Style homes, Spanish Eclec- tic Style homes and new interpretations of Craftsman Style homes often occupy the same street front. One-story Suburban Ranch Style homes may occupy one street of a larger neighborhood while newer two-story contemporary homes may occur around the corner or down the street. While this juxtaposition might seem harsh if repeated in a new community, the large amounts of mature land- scaping and the evolution of the Town's neighborhoods over a long period of time have allowed the community to comfortably absorb this diversity of home sizes and styles. Perhaps more than these mitigating factors, the self-restraint of residents and the mutual respect of one neighbors has contributed to neighborhoods with a great deal of visual unity and similarity in scale. While architectural styles often vary considerably in any indi- vidual neighborhood, few homes stand out in marked contrast to the predominant size and bulk of their surroundings. While there is no formula for architectural excellence, the intent of these guidelines is to set forth common sense techniques that have been employed over the years to achieve this strong sense of community. 3.1 GENERAL BUILDING DESIGN PRINCIPLES The following principles have been used as touchstones for the development of these design guidelines. In the event that specific guidelines do not clearly address a given condition, these principles, along with the Basic Design Principles on page 11 should be con- sulted for direction. The following principles will be used by the Town when evaluating projects, and when considering the accept- ability of unique proposals that vary from the specific guidelines. The entire document must be applied in context when considering the general and basic design principles. • Selected architectural styles shall be compatible with the surrounding neighborhood, acknowledging that some neigh- borhoods have a variety of architectural styles and that diversity contributes to the Town's unique character. • Design features, proportions and details shall be consistent with the architectural style selected. • Materials and design details shall be suitable to the neigh- borhood and consistently used on all sides of the house and any accessory structures. • Garages shall be subservient to entries and ground floor living spaces. • The use of renewable energy resources for heating, cooling and lighting should be maximized. • Projects should be designed to conserve energy and wa- ter. BUILDING DESIGN 3 NEW HOMES SHOULD BE ADAPTED TO THE SCALE OF THE SURROUNDING NEIGHBORHOOD While some larger new homes may be acceptable in established neighborhoods, they will be expected to be designed to mitigate their visual size and bulk. Three examples are shown below. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 21 BUILDING DESIGN 3 Example of the poor selection of a large and formal architectural style for the small scale and informal style neighborhood This style would have been more compatible with the neighborhood shown above Continuation of front facade materials and detailing onto other walls gives this Los Gatos residence good design integrity Town of Los Gatos • Materials should be used to reduce the consumption of nonrenewable resources and improve air quality. 3.2 ARCHITECTURAL STYLE 3.2.1 Select an architectural style with sensitivity to the surrounding neighborhood • Styles with front facade eaves at the first floor level will be easier to adapt to predominantly one story neighborhoods than styles with two story, unbroken front facades. • Styles with variations in the plane of the front facade wall may fit more comfortably in neighborhoods with smaller houses or with smaller building masses close to the street. • Avoid selecting an architectural style which typically has roof pitches that are substantially different from others in the nearby neighborhood. 3.2.2 Design for architectural integrity • In general, it is best to select a clear and distinctive archi- tectural style rather than utilizing generic design elements or mixing elements from different architectural styles. • Building massing, roof pitches, materials, window types and proportions, design features (e.g., roof dormers), and other architectural features should be consistent with the traditions of the selected style. • Carry wall materials, window types and architectural details around all sides of the house. Avoid side and rear elevations that are markedly different from the front elevation. • Develop floor plans that allow the location and size of windows to match the selected architectural style. For ex- ample, some styles emphasize the placement of windows in a symmetrical relationship to the entry. Some architectural styles require simple shapes and formal symmetry of the doors and windows 22 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos 3.3 HEIGHT/BULK/SCALE 3.3.1 Develop the house plans and elevations together • Avoid complex floor plans that require complicated building mass and roof forms. • Work within the traditional forms of the architectural style selected. Unless the architectural style selected clearly sup- ports substantial complexity, generally keep building mass- ing and roof forms simple as is the norm for traditional architecture. • Avoid complex second floor plans and roof forms if that is not the norm for the neighborhood. 3.3.2 Height and bulk at front and side setbacks • Two story houses may not be appropriate for every neigh- borhood. For neighborhoods dominated by one story homes, an effort should be made to limit the house to one story in height or to accommodate second floor space within the roof form as is common in the Craftsman Style. • When utilizing a cellar or extended foundation wall, avoid setting the first floor height at an elevation above grade that would be significantly different than those of the adjacent houses. Cellars are defined as an enclosed area that does not extend more than 4feet above the existing orftnishedgrade, and are not counted in the Floor Area Ratio calculations, by Town Council polig. How- ever, ifany part ofa cellar is above grade, it shall be considered in analyzingthe bulk and mass ofthe structure, even ifit is not included in the FAR. The intent set forth in the General Plan is to provide hidden square footage in -lieu of visible mass." In the spirit of that intent, applications with cellar space will be carefully eadwited to ensure that substantial e. fforts have been made to reduce visible mass to ensure compatibility with the site's immedi- ate neighborhood. For text of the Cellar Policy, see Appendix C. • Avoid eave lines and roof ridge lines that are substantially taller than the adjacent houses. • Give special attention to adapting to the height and massing of adjacent homes. Avoid tall, unbroken front facades when other nearby homes have more articulated front facades with horizontal wall plane changes. Houses that are elevated above the street shall be designed to be compatible in height and mass with the other houses on that sdde of the street, and should include design techniques to minimi.te the visual mass resulting from its raised elevation. • In neighborhoods with small homes, try to place more of the floor area on the first floor with less area on the second floor. BUILDING DESIGN 3 Avoid overly complex second floor plans and roof shapes like this example Some elevation of the first floor level may be acceptable and/or required in some neighborhoods Substantially elevated first floors like this may not be acceptable in neighborhoods where they do not currently exist Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 23 BUILDING DESIGN 3 Projecting GaragAll Avoid too many building elements competing for attention complicate the design 11111111,11. Juliet Balconies Other two story wall mitigation techniques Town of Los Gatos • Take care in the placement of second floor masses. Unless the architectural style traditionally has the second floor front wall at or near the first floor wall, set the second floor back from the front facade a minimum of 5 feet. • The design of two story homes constructed adjacent to one story houses should include techniques to minimize their visual impact and provide transitions in scale. Some techniques include: - Step down to one story elements near the side set- backs - Provide substantial side setbacks for the entire house - Provide substantial second floor side setbacks Use hip roofs at the sides rather than gables • Avoid monumental scaled forms (e.g., towers or turrets) that contrast with the neighborhood architectural forms. • Avoid bay windows and other features that compete with the entry as the home's focal point. • Avoid the use of too many active building forms added to the mass of the building. An excessive use of roof forms is a common problem. • Corner lots need to be treated with extra care when desig- neing a new house or an addition to soften the visual mass and height and to enliven the street frontage. 3.3.3 Provide visual relief for two story walls Some techniques include: • Belly bands (see photo below left) • Pop outs and bay windows • Material and color changes • Chimneys • Wide overhangs with projecting brackets • Juliet balconies (see photo below left) • Window boxes and pot shelves • Landscaped trellises and lattices This Craftsman Style house includes several features to mitigate the visual height of the side wall 24 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos 3.4 GARAGES 3.4.1 Limit the prominence of garages • _Avoid designs that allow the garage to dominate the street facade. • Limit the garage width to a maximum of 50 percent of the total facade width. • Set garages back from the front facade. Limiting the width of garages and setting them back from the front facade can minimize their visual impact • Recess garage doors as much as possible from the garage facade. • Consider adding trellises with landscaping over garage doors to soften their visual appearance. • Integrate the garage into the house forms in a manner that de-emphasizes the garage doors. Divided garage opening with high quality wood doors integrated into the house design helps minimize the visual impact of this garage BUILDING DESIGN 3 Avoid designs that allow the garage to dominate the street facade like this one does Recess garage doors from the facade as much as possible Use windows and landscaped trellises over garage doors to soften their appearance Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 25 BUILDING DESIGN 3 Separating garages can reduce their visual impacts in some cases Utilizing individual doors helps to reduce the visual impact of multi -car garages Avoid wide driveways, as shown above, in favor of adding landscaping as below Town of Los Gatos 3.4.2 Minimize the visual impact of larger garages Three car garages may not be appropriate in most neighborhoods. Where larger garages are customary and appropriate, steps should still be taken to minimize their visual impact on the house and streetscape. Some techniques include: Using side loaded or split apart garages where possible Accommodating additional cars in tandem spaces (see diagram on page 19) Separating the garage doors Breaking up driveway paving with landscaping and/or special paving 3.4.3 Integrate garage doors into the design with appropriate details Windows in garage doors are encouraged. • Wood doors are encouraged. • Use wood trim similar to the house windows Garage door windows and trim in this Los Gatos house are closely related to the rest of the facade 26 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos 3.5 ROOFS 3.5.1 Unify roof pitches • Utilize the same slope for all primary roofs. • Roof slopes for porches may be lower than the primary roof slope, depending on the architectural style. • Dormer roof slopes may sometimes be steeper than the primary roof slope, depending on the architectural style. 3.5.2 Avoid excessive roof form complexity • Avoid multiple floor plan pop outs that produce multiple roof gables. Where roof eave variation is desired, consider vertical wall extensions and dormer roofs, as shown in the example below. This is a good example of roof eave variation without excessive complexity 3.5.3 Relate roof overhangs to the architectural style and to the surrounding neighborhood Some architectural styles (e.g., Mission and Spanish Eclectic) often come in small and large overhang versions. In those circumstances, tailor the roof overhangs to the general character of the surrounding homes. BUILDING DESIGN 3 Most architectural styles maintain a uniformity of roof pitch Some architectural styles have a different roof pitch for attached porches Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 27 Town of Los Gatos BUILDING DESIGN 3 3.5.4 Design dormers with attention to the architectural style and the neighborhood Avoid dormer sizes that are out of scale with the roof and contrary to traditional designs. • Gable dormers, single or an aggregate of multiple dormers, should rarely exceed 50 percent of the width of the roof. Shed dormers can be wider. Avoid large gable dormers that dominate the roof In favor of smaller gable dormers Two Los Gatos homes with well scaled dormers appropriate to their architectural styles Or use a shed dormer 28 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos 3.6 ENTRIES 3.6.1 Provide a clear expression of entry • Orient the entry to the street front. It should be visible from the street. • Provide a separate walkway from the sidewalk to the entry if that is the common pattern for adjacent and nearby homes. Avoid using the driveway as the walkway to the entry unless that is the norm for the neighborhood. In cases where the driveway is used, consider the use of modular pavers or decorative banding. 3.6.2 Design home entries with sensitivity to the architectural style • Most architectural styles have a distinctively unique entry type. Avoid using an entry type that is not part of the style. For example, avoid using projecting entries, especially those with an eave line higher than the first floor roof, for Ranch Style houses or in Ranch Style neighborhoods. 3.6.3 Design entries with sensitivity to the surrounding neighborhood • Avoid large and formal entries unless that is the norm for nearby houses. It is often best to start the design consid- eration with an entry type (e.g., projecting or under eave porch) that is similar to nearby homes. • Houses on corner lots should consider using porches that wrap around from the front to the side elevation, as shown below This can assist in reducing the visual height of taller side walls, and in enlivening the side street frontage. 3.6.4 Entry details are encouraged • Entry columns, railing, steps, and lights are just a few ele- ments that can be used to add individuality to a house. BUILDING DESIGN 3 HOME ENTRY TYPES COMMON IN LOS GATOS II111111 ! 1i II1111 ti III' Projecting porch Entry under roof eave - with or without porch Projecting entry Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 29 BUILDING DESIGN 3 Group windows in a manner that is traditional for the architectural style Most architectural styles have vertically proportioned windows Shutter shape and size matched to the windows souped t. indows nd doors F= Windows with some depth from the frame to the glass are desirable Town of Los Gatos 3.7 WINDOWS 3.7.1 Arrange windows in patterns and groupings consistent with the architectural style and surrounding neighborhood • Many architectural styles have individual windows that are grouped into patterns of two, three or more windows. Be conscious of this fact, and organize the windows to comple- ment the style. 3.7.2 Match window types and proportions to the architectural style and to the surrounding neighborhood • Select window types to complement the style of the house. Each architectural style generally has one or two window types that are traditional to the style. Double hung windows, for example, are common features of Victorian and Crafts- man Styles while casement windows are seen frequently in Mission and Spanish Eclectic styles. • Most architectural styles feature windows that have either vertical or square proportions. Avoid horizontal window proportions unless the style (e.g., Modern or Ranch Style) is clearly supportive of that shape. Horizontal groupings of vertical and square windows are one means of providing visual balance to a facade design. • Limit the number of different window types and propor- tions to enhance the visual unity of the house design. • For second floor additions to existing homes, match the windows on the original first floor. • Match the size and shape of window shutters to the shape and size of the windows. Shutters that are large enough to cover the windows, if closed, should be the goal. Hinges on shutters to allow their closure are desirable. Avoid very narrow shutters that are clearly not wide enough to cover the window opening. 3.7.3 Match window materials to the architectural style and to the surrounding neighborhood • Wood windows are common in Los Gatos. Wood is still the desired choice for styles that traditionally used wood. However, today there are some window materials, such as vinyl clad wood windows that are not noticeably different from wood at a short distance. They may be used if their visual appearance matches wood. • Generally, avoid metal windows. They may be considered acceptable for a Modern Style house, but would be strongly discouraged for all other styles. 30 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos 3.7.4 Design the windows with attention to matching the traditional details of the architectural style • Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around the windows. The trim width should be matched to the style, but in gen- eral, should not be less than 3 1 /2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than one -sixth of the opening width. • Projecting window sills and heads are strongly encouraged unless the architectural style would not normally have those features. • Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches from the out- side face of the wall. The use of stucco covered foam trim is strongly discouraged. • Divided lights (i.e., larger window panes broken up into smaller pieces) are common in many home styles found in Los Gatos. Use either vertical or square proportions for the smaller window elements. Be consistent in the proportions (i.e., the ratio of the horizontal to the vertical dimension) of the smaller panes. Do not use snap in flat grids to simu- late divided lights. Use either true divided lights or one of the newer window systems that have dimensional mununs on both the exterior and interior of the glass along with a spacer muntin between the panes of glass. Use consistently for windows on all sides of the house. 3.7.5 Special window shapes and styles should be used sparingly • Avoid Estate Home Spile windows (e.g., tall arched windows) in neighborhoods where the homes are more modest and informal in character. • Bay windows should be designed with a base element to the ground or with supporting brackets at the base. Sloped roofs should be used and covered with a material that matches the roof material or with metal. Avoid using wall materials between the individual windows of the bay window unless the window is large. Generally, bay windows look best when the windows are close together and separated by wood jambs that match wood sills and heads as shown in the example to the right. BUILDING DESIGN 3 Projecting head and sill trim 31h Inch min. trim Most architectural styles will be complemented by wood trim at the jambs, heads and sills Avoid Estate Style windows like this on smaller scale homes Use bay windows sparingly and detail them as an integral part of the design Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 31 BUILDING DESIGN 3 ARCHITECTURAL COPPER The use of Architectural Copper is discouraged because of its potential to contribute pollution to surface waters and the San Francisco Bay through urban runoff. Industrial, municipal and some other users are required to follow regulations and obtain permits for discharge under the Environmental Protection Agen- cy's National Pollutant Discharge Elimination System (NPDES) permit program, which controls water pollu- tion by regulating point sources that discharge pollutants into waters of the United States. Although individual homes that are connected to a municipal system, use a septic system, or do not have a surface discharge do not need an NPDES permit, the potential for water contamination from copper is of concern to all Bay Area com- munities. The major uses of architectural cop- per in residential construction are roofs, gutters, and copper -treated composite shingles. If architectural copper is proposed, mitigation measures may be required which could include the following: • Using another roofing material of similar appearance, such as coated steel or pre-patinated copper. • Covering the copper feature with a clear coating. • Avoiding the use of chemicals that are applied at the construc- tion site to accelerate copper patina development. Town of Los Gatos 3.8 MATERIALS 3.8.1 Use high quality materials • Use materials and mixes of materials that are consistent with the architectural style selected. • Traditional materials, such as wood and stone, are most desirable, and strongly encouraged. However, the cost of materials and labor for many building components have led to the development of synthetic materials that are often hard to tell from the authentic ones. If any of these substitutes are selected, they must pass the test of looking like the authentic material at a distance of 3 feet if used on the first floor and 10 feet if used on the second floor. • Avoid rough textured stucco in favor of a smooth sand finish. • Composition roof shingles may be acceptable in lieu of wood shakes. However, shingles should be selected with a texture that is similar to other houses in the neighbor- hood. • Use sustainable materials where appropriate. 3.8.2 Select materials that are sensitive to the surrounding neighborhood • One way of fitting a new house into an existing neighbor- hood - especially if the new house is bigger than many of the others around it - is to use materials drawn from the surrounding neighborhood. An all stucco house might seem out of character in an all wood neighborhood, but the predominant use of wood siding with some elements of stucco can often work. Where stone accents (e.g., chim- neys) are common in a neighborhood, the use of stone at the wall base and elsewhere can assist in making the new home seem better connected to its surroundings. • When using a mix of materials, avoid using too many materi- als - two or at most three are enough. Avoid an even split of materials (i.e., 50/50) on the facades. It is best to have one material as the dominant surface with the second material playing a lesser role. The use of a two -third to one-third ratio is a good place to start. 2/3 stucco wall surface Small stone base 1/3 wood wall surface 32 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos 3.8.3 Use traditional detailing Treat openings in walls as though they were constructed of the traditional material for the style. For example, be sure to provide substantial wall space above arches in stucco and stone walls. Traditionally, wall space above the arch would have been necessary to structurally span the opening, and to make the space too small is inconsistent with the archi- tectural style. • Openings in walls faced with stone, real or synthetic, should have defined lintels above the opening except in Mission or Spanish Eclectic styles. Lintels may be stone, brick or wood as suits the style of the house. • Treat synthetic materials as though they were authentic. For example, select synthetic stone patterns that place the individual stones in a horizontal plane as they would have been in a load bearing masonry wall. • Select roof materials that are consistent with the traditional architectural style (e.g., avoid concrete roof tiles on a Crafts- man Style house.) 3.8.4 Materials changes • Make materials and color changes at inside corners rather than outside corners to avoid a pasted on look. Inside Outside YES 41 mate ia materrial or color Change materials and colors at inside corners Inside Outside Not at outside corners NO 3.9 ADDITIONS/ACCESSORY BUILDINGS/SECONDARY UNITS • Site additions in the least conspicuous place. In many cases this is a rear or side elevation - only rarely is it a rooftop. • The existing built forms, components and materials should be reinforced. Heights and proportions of additions and alterations should be consistent with and continue the original architectural style and design. • Additions should be subordinate, and compatible in scale and proportion to the historically significant portions of the existing structure. • When an addition or remodel requires the use of newly constructed exterior elements, they should be identical in size, dimension, shape and location as the original, and BUILDING DESIGN 3 Use stone or wood lintels over openings in stone walls t{t., Garage style, form, materials • and details match primary house Additions, accessory buildings and secondary units should match the form, architectural style, and details of the original house Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 33 BUILDING DESIGN 3 Original structure Addition incorporated into the roof successfully adds space while respecting the integrity of the existing house and the scale of the neighborhood Placing a two story addition to the rear can minimize its impact on the historic resource and the scale of the neighborhood Town of Los Gatos should utilize the same materials as the existing protected exterior elements. • When an addition necessitates the removal of architectural materials, such as siding, windows, doors, and decorative elements, they should be carefully removed and reused in the addition where possible. • The introduction of window and door openings not char- acteristic in proportion, scale, or style with the original architecture is strongly discouraged (e.g., sliding windows or doors in a structure characterized by double hung windows and swinging doors). • The character of any addition or alteration should be in keeping with and subordinate to the integrity of the original structure. • The amount of foundation exposed on the addition should match that of the original building • Do not add roof top additions where the roof is of historic significance. • Second floor additions are discouraged in neighborhoods with largely one story homes. If horizontal expansion of the house is not possible, consider incorporating a second floor addition within the roof form as shown in the example to the top left. • Second floor additions which are not embedded within the roof form should be located to the rear of the structure. • The height and proportion of an addition or a second story should not dominate the original structure. • Deck additions should be placed to the rear of the struc- ture only, and should be subordinate in terms of scale and detailing. • New outbuildings, such as garages, should be clearly subor- dinate to the main structure in massing, and should utilize forms, materials and details which are similar to the main structure. • Garages should generally be located to the rear of the lot behind the rear wall of the residence. One car wide access driveways should be utilized. 34 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos 3.10 ARCHITECTURAL DETAIL 3.10.1 Porches and Entries • Select columns that are traditional to the architectural style of the house. Take care in selecting columns with an ap- propriate width to height ratio for the style. Except for a very few styles, the columns should have appropriate caps and bases with proportions typical of the style. • Provide a well proportioned beam between the column caps and the roof. Size and detail the beam so that it looks like a convincing structural member. It should be visible both from inside and outside of the porch. A common problem is to make this element of the porch too small or to face it with a material (e.g., siding) that would not carry the weight above if it were structural. For most architectural styles, molding and trim will divide the beam vertically into three major elements of varying height. • Railings should generally be constructed of wood unless the specific architectural style allows for metal or stone. Provide both top and bottom rails with the bottom rail raised above the porch floor level. • Vertical balusters should be appropriate to the architectural style. Some are quite simple while others may have special shapes. • Take care in designing porch stairs. They generally should match the porch floor (e.g., wood) or the sidewalk material if other than concrete (e.g., brick). Note: Al porcbec are expected to be usable and have a minims» depth of 6 feet orpreferably more. 3.10.2 Balconies • Avoid balconies that project more than 3 feet from the face of the building unless they are typical of the architectural style. • Provide supporting brackets or beams that are large enough to clearly appear to provide structural support for the bal- cony. • Railings should be designed as discussed above for porch railings. For longer railings, intermediate posts with caps and bases should be used to break the railing into smaller increments. 3.10.3 Brackets • Brackets at roof overhangs, balconies and bay windows should be designed to extend to fascia/balcony edge/pro- jecting bay front or slightly beyond. Avoid stub brackets that do not appear substantial enough to support the element above. BUILDING DESIGN 3 Provide beam between columns and • orch gave Porch beam example with good depth and details Some architectural styles suggest simple columns and railings While others require much more refined details Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 35 BUILDING DESIGN 3 Town of Los Gatos 3.10.4 Chimneys • Chimneys should extend to ground level. Avoid cantilevers above the ground. • Chimney materials, size, shape and height should be ap- propriate to the architectural style and to the scale of the house. Avoid undersized chimneys that are too narrow and too low. :Add chimneys for gas fireplaces when the archi- tectural style would normally feature chimneys. • Provide chimney caps that are interesting and appropriate to the architectural style. 3.10.5 Roof flashing and vents • Paint flashing and vents to match the color of the roof. 3.10.6 Skylights • First, consider the use of roof dormers or clerestories instead of skylights. • Use flat profile skylights rather than domed models. • Select glazing to avoid the feeling of roof beacons or lan- terns that are highly visible from the street or neighboring properties. 3.11 PRIVACY AND SOLAR ACCESS 3.11.1 Minimize shadow impacts on adjacent properties Locate structures to minimize blocking sun access to liv- ing spaces and actively used outdoor areas on adjacent homes. 3.11.2 Minimize privacy intrusions on adjacent residences • Windows should be placed to minimize views into the living spaces and yard spaces near neighboring homes. • When windows are needed and desired in side building walls, they should be modest in size and not directly opposite windows on adjacent homes. • Where possible, second floor windows that might intrude on adjacent property privacy should have sill heights above eye level or have frosted or textured glass to reduce visual exposure. • Bay windows should be avoided on side walls where they would intrude on adjacent residents' privacy. • Second floor balconies and decks should be used only when they do not intrude on the privacy of adjacent neighbors. 36 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos • As a general rule, balconies and decks that are more than two feet above grade should try to maintain a distance of ten feet from side property lines and twenty feet from rear property lines when the adjacent use is single family resi- dential. • \Vhen allowed, the design of railings should be tailored to the privacy concerns of neighbors (e.g., balcony or deck sides overlooking adjacent windows or actively used yard space should be solid in form). Open railings should only be used where privacy concerns are minimal. • Landscaping may be used to mitigate privacy concerns so long as the landscaping does not deny solar access to living spaces and actively used yard areas of neighboring homes. • Landscaping used for privacy screening purposes, should be of sufficient size and of an appropriate species to provide such privacy within a two year time frame. • Trees should be twenty-four inch box size. • Shrubs used to promote privacy should be fifteen gallon in size and six feet minimum height at planting. As a general rule, privacy landscaping should be placed with a cone -of -vision defined by a thirty degree angle from the side window jambs of second story windows. 3.11.3 Design and plan for energy efficiency Design to tinimize energy costs by selecting and locating landscaping and windows to block hot summer sun exposure and allow winter sun exposure. 3.11.4 Solar Panels The Town supports the use of alternative energy sources and provides the following advisory guidelines to reduce potential nega- tive visual impacts of solar energy systems. • Design solar panels and any piping to be an integral part of the architecture. • Align solar panel faces with that of the underlying roof slope. Avoid panels with slopes that are different than that of the roof. • Integrate the design of panels into the design of the roof. Avoid a tacked -on appearance. 3.11.5 Minimize exterior lighting impacts on neighbors • All exterior light fixtures should utilize shields so that no bulb is visible and to ensure that light is directed to the ground surface and does not spill light onto neighboring parcels or produce glare when seen from nearby homes. • Decorative residential light fixtures should be chosen rather than strictly utilitarian security lighting fixtures. BUILDING DESIGN 3 New two story home Existing one story house Avoid second floor masses in locations that would block sun access to adjacent homes Avoid placing windows in locations that would look into adjacent neighbors' windows or active private yard spaces Place landscaping in the shaded areas shown on the diagram above to mitigate privacy intrusions on adjacent homes Use deciduous tree to screen walls from hot summer sun Use landscaping to minimize energy usage Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 37 BUILDING DESIGN 3 Town of Los Gatos 3.12 SUSTAINABLE DESIGN Sustainability and the conservation of natural resources are im- portant issues to Los Gatos residents. Sustainability refers to the use of natural resources in a manner that ensures their continued availability to future generations. The Town believes that historic preservation is the most sensitive path to sustainability, but recognizes that this is not always possible, and that an emphasis on green building can be an effective means of promoting the conservation of natural resources. The term green building is often used to relate sustainability to development. Green building addresses a broad range of techniques to reduce the consumption of natural resources during construction and over the lifetime of a home. These include designing structures to be energy and water efficient, utilizing building materials that reduce resource consumption and improve indoor air quality, and taking maximum advantage of renewable energy resources. The Green Building Strategies and Materials in Appendix D contain design strategies that•. • Maximize the use of renewable energy resources for heating, cooling and lighting. • Conserve energy and water. • Reduce consumption of nonrenewable resources and im- prove air quality • Provide a list of various sources for "green building" infor- mation and their web sites. 38 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos HISTORIC RESOURCES Los Gatos has a wealth of older homes that provide a strong con- nection to the Town's past, add to the visual richness of many neighborhoods, and provide a diversity of home size and style. These historic resources include many homes constructed prior to 1941, and may be found throughout Los Gatos as well as within the Town's four designated residential historic districts. It is Town policy to preserve these resources whenever possible and practicable, and to require special care in the remodeling of and additions to them. All Pre-1941 structures have the potential to be historically sig- nificant. Therefore, requests to demolish, modify, or expand these structures must receive approval by the Town. Pre-1941 structures determined to be significant and all construction within the historic districts will receive additional design review scrutiny pursuant to the Town's adopted development review process. The following design guidelines are generally more prescriptive than those contained earlier in this document, and reflect the de- sire to maintain the integrity of the Town's historic resources and districts. 4.1 APPLICATION/ENFORCEMENT These guidelines apply to all properties within the boundaries of designated Historic Preservation Overlay Zones, Landmark Sites, and to all residential buildings constructed before 1941. Exception: Some Pre-1941 buildings may be approved for removal from the Town's Historic Resources Inventory. 4.2 HISTORIC PRESERVATION Historic places help us understand and remember where we have been and plan where we should be in the future. To this end, preser- vation is a valuable planning tool which can increase property values, promote and revitalize neighborhoods, and foster a sense of com- munity pride. Recognizing the value of Los Gatos' historic resources, the Town Council has expressed on -going support of preservation planning in the Town's General Plan, adopted a Landmark Historic Preservation Ordinance in 1976, and created the Town's Historic Preservation Committee. Historic Resources The Town recognizes a historic resource as follows: • Any structure/site that is located within an historic district (Broadway, Almond Grove, Fairview Plaza, University/ Edelen, and Downtown Commercial); or • Any structure/site that is historically designated; or • Any primary structure that was constructed prior to 1941, unless the Town has determined that the structure has no historic significance or architectural merit. HISTORIC RESOURCES 4 INTENT These guidelines have been prepared to encourage the preservation of Los Gatos' historic resources and to assist property owners in designing altera- tions and new homes that are sensitive to their neighborhoods. Compliance with these guidelines will assist applicants in meeting Town preservation goals and in moving more rapidly through the planning re- view and approval process. However, because of the unique circumstances of each structure and its surrounding neighborhood context, projects must be judged on their individual merits. A thoughtful and sensitive design, along with quality of construction and materials are important to project success. New structures and alterations are expected to conform to the es- tablished proportions, siting, scale, rhythm, and materials of the existing building or neighborhood. It is also important for new structures and al- terations to maintain their own subtle individual character and definition. Strikingly modern design is dis- couraged in historic neighborhoods. New buildings and alterations should either blend in inconspicuously or match existing buildings. Should you have any questions about these guidelines, please contact the Com- munity Development Department at (408) 354-6874. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 39 HISTORIC RESOURCES 4 PRE -DESIGN RESEARCH Prior to commencement of work the existing conditions of a structure or a neighborhood should be investigated to determine the following: • Is the building or neighborhood historically significant? • What are the character -defining features of the structure? (See sidebar on jacing page) Porch columns are often one of a structure's character -defining features in Los Gatos • Which building elements are original? • Are previous modifications or additions to the structure ap- propriate to the architectural style?: • If previous modifications are inappropriate, can they be reversed or redesigned to bet- ter complement the original design? Town of Los Gatos Inventories have been prepared which document most Town historic buildings. This inventory includes information on the architectural style and historical facts regarding the structure or site. Especially significant buildings or sites have been designated Landmarks, and historic neighborhoods and commercial areas have been designated Preservation Districts. Historic Preservation Committee The Historic Preservation Committee consists of five members who are all Los Gatos residents. Three are members of the public who are appointed by the Town Council. The other two members are from the Planning Commission who are appointed by the Planning Commission Chair. The Committee is composed of professional and lay members with demonstrated interest, competence or knowledge in historic preservation. Historic Resources Advantages to Property Owners Owners of historic properties enjoy a number of advantages: • State Historic Building Code Owners of identified historic buildings can utilize the State Historic Building Code in lieu of the Uniform Building Code. Use of the Historic Code allows some flexibility and can result in a minimum of 10% cost savings. • Federal Income Tax Credits From time to time, historic buildings may be eligible for federal income tax credits based on their rehabilitation costs. At the present time, income producing buildings listed on the National Register of Historic Places may be eligible. Single-family residences may become eligible in the future. For more information, please consult the State Office of Historic Preservation or your tax advisor. • Technical Assistance Routine maintenance, extensive restoration or rehabilita- tion and additions must be done carefully to ensure that the architectural character and therefore the value of the building is not diminished. The Community Development Department and the Historic Preservation Committee can assist you with historic preservation technical assistance. • Property Values Landmark status carries with it a certain amount of prestige which can lead to an increase in property value. • Neighborhood Protection Plan Historic designation generally controls the size, quality and scale of new construction and also restricts demolition, thus protecting the character and quality of the neighborhood. • Official Recognition A historic designation means that your property or neigh- borhood is recognized by the Town as a key component of the community's architectural heritage. 40 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos 4.3 APPROVAL PROCESS FOR HISTORIC RESOURCE ALTERATIONS Applicants of historic properties are only charged fees applicable to non -historic properties. There are no additional fees applied to applications for historic properties. Applicants are encouraged to first consult with Community Development planners prior to the formal submittal of a building permit or a development application to ensure the work proposed meets Town Code requirements and policies. MINOR REPAIR If minor repair work is proposed and the materials will be re- placed in kind, only a building permit will be required. MINOR EXTERIOR CHANGES The following process is for sites that are within an historic district or have a Landmark Designation. Minor exterior changes include: • Residential first floor addition • Residential addition less than 100 square feet to an existing second story. • Residential accessory structure 450 square feet or less which is visible from the street or Victory Lane. • Garage/carport 450 square feet or less. • Residential exterior modification. Application: An application for Minor Development in an Historic District is re- quired. Review: Town staff will review the application to ensure it meets Town Code. The application will then be scheduled thr review by the Historic Preservation Committee. Action: The Historic Preservation Committee will consider the matter at a public meeting and can either approve, deny or continue the matter. There is a ten day appeal period on all final actions taken by the Committee. Ap- peals will be considered by the Planning Commission. MINOR RESIDENTIAL DEVELOPMENT The following process is for any historic structure. Minor residential development for historic properties include: • New second story. • Second story additions exceeding 100 square feet. • Accessory structure exceeding 450 square feet. • Reduction of side or rear yard setbacks for accessory struc- tures that are visible from the street or Victory Lane. HISTORIC RESOURCES 4 CHARACTER -DEFINING FEATURES Rather than focusing on specific historic architectural styles, these guidelines address character -defining features because actual historic build- ings hardly ever conform exactly to styles, and each structure should be respected and treated on its own merits. Before planning alterations to a historic building, look at it carefully and analyze what contributes to its character. You will probably find some or all of the following, and more: • Siting, height, and setbacks • iblaterials • Ornamentation • Roof shape and coverings • Projections: dormers, bay win- dows, porches, stairs • Indentations, porches, side jogs • Windows: size, proportions, meth- od of opening, sash materials, trim • Porches: size, relation to main roof shape and design of posts, design of railing, height above ground. • Entry: relation to main house wall, door design, trim • Stairs: location, direction, design of railing, materials • Chimney: height, location, mate- rials brick work or stone work: color, size, and texture of units; profile, color and composition of mortar • Foundation or basement: differ- ence (if any) in treatment from main house walls • Garage and its relation to the house Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 41 HISTORIC RESOURCES 4 DEMOLITIONS Demolition (historic structures) means: (1) Removal of more than 25% of the wall(s) facing a public street(s) (or a street facing elevation if the parcel is a corridor lot or is landlocked) or 50% of all exterior walls; or (2) Enclosure or alteration (ie.: new window and or window relocation) of more than twenty-five percent of the walls facing a public street (or a street facing elevation if the parcel is a corridor lot or it landlocked) or fftj, (50) percent of the exterior walls so that they no longer function as exterior walls; or All remaining exterior walls must be contiguous and must retain the existing exterior wall covering. No new exterior wall covering shall be permitted over the existing exterior wall covering. The following are exempt from this definition: a. Replacement. The exterior wall covering may be removed if the covering is not original to the structure. b. Repair. The removal and replace- ment of in kind non -repairable exterior wall covering resulting in no change to its exterior appearance or historic character if approved by the Town or deciding body. c. Removal. The removal of an addition() that is not part of the origi- nal structure and which has no historic significance. as determined by the Historic Preservation Committee. Demolition shall be determined by subsections (1) and (2) above for the original structure, where walls enclosed by additions shall be considered as exterior walls. Demolition (non -historic struc- tures) means: Removal of more than 50% of the exterior walls. The remaining exterior walls must be contiguous and must maintain either the existing interior or existing exterior wall covering. Town of Los Gatos • Reconstruction of a portion of a single family or two family dwelling with a nonconforming setback. Application: An application for Minor Residential Development is required Review: The Town 'r Historic Resources Inventory contains surveys of the majority of Los Gatos' Pre-1941 structures Each structure surveyed was rated and assigned a status code which reflects the historic status of the structure. The rating was based on codes established by the State Office of Historic Preservation at the time the inventory was taken (Appendix E). Applications for Pre-1941 structures with a rating above 7S shall be reviewed by the Town staff and the Historic Preservation Committee. Applications for Pre-1941 structures with a rating 7S or under that do not have an LHP Overlay Zone shall be reviewed by Town staff. Town staff will review the application to ensure it meets Town Code. If required, the application will then be scheduled for review by the Historic Preservation Committee. The Historic Preservation Committee will con- sider the matter at a public meeting and will either recommend approval or denial of the application or continue the matter. Action: If the application can be approved by the Director of Communi Development, a `Notice of Intent to Approve" will be mailed to the neighboring residents and property owners. If no opposition is received, the application is approved. If opposition is received and the matter can- not be resolved, the matter will be forwarded to the Planning Commission for consideration. 42 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos 4.4 HISTORIC DISTRICTS The Town of Los Gatos has four designated residential historic districts. Their general locations are shown below. A larger map is included in Appendix B. • Almond Grove Historic District • Broadway Historic District • Fairview Plaza Historic District • University-Edelen Historic District 4.5 DEMOLITIONS Demolition of any contributing structure in historic districts is forbidden absent a cataclysmic event or upon determination by the Deciding Body that demolition is necessary for the proper restora- tion of the structure. In the event of demolition as a result of a cataclysmic event, the structure shall be reconstructed to match the structure existing immediately prior to the cataclysmic event or a previous structure on that site. Additions, alterations, and removal of non historic additions may be approved as part of the reconstruction process, provided the contributing historic elements of the structure are maintained, and the changes and/or additions could have been approved if the structure had not been damaged. Note that "Demolition" is defined differently for historic struc- tures and non -historic structures as described in the sidebar to the left on page 42. HISTORIC RESOURCES 4 BUILDING CLASSIFICATIONS Structures within the historic districts are individually classified as to their relative contribution to the historic character and quality of the district. • Contributing Structures The structures identified as con- tributors to the district have been determined to be historically, architecturally or culturally sig- nificant. Great care and scrutiny is required to properly remodel or add on to any of the contributing structures so that the structure's historic or architectural integrity is preserved and not destroyed or damaged in the remodeling or ad- dition process. See Appendix B for a list of Con- tributing structures in the Town's four residential historic districts. • Noncontributing Structures These structures are those which are not historical in terms of their design or have been so modified over time as to no longer meet the criteria for Contributing sta- tus. Owners of noncontributing structures are encouraged to re- model them to better support the scale and character of the historic district. A noncontributing struc- ture, if not rehabilitated into a contributing style or design, should be remodeled or expanded consis- tent with its existing architectural style and design. Introduction of entirely new architectural styles (i.e., other than Victorian, Crafts- man/Bungalow, Mission Revival/ 'Mediterranean) is prohibited. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 43 HISTORIC RESOURCES 4 BROADWAY HISTORIC DISTRICT Town of Los Gatos HISTORIC DISTRICT RESIDENCES ALMOND GROVE HISTORIC DISTRICT 44 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos HISTORIC DISTRICT RESIDENCES UNIVERSITY-EDELEN HISTORIC DISTRICT ' 101111111111 :::!'! 11111111111 HISTORIC RESOURCES 4 FAIRVIEW PLAZA HISTORIC DISTRICT Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 45 HISTORIC RESOURCES 4 PROTECTED EXTERIOR ELEMENTS SUBJECT TO REVIEW 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 • arbors/pergolas • 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 Town of Los Gatos 4.6 PRE-1941 STRUCTURES Pre-1941 structures have the potential to be historically significant, but not all will necessarily be classified as historic. Applications for removal, remodeling, or additions to structures constructed prior to 1941 will be reviewed by staff to determine their historic merit and contribution to the surrounding neighborhood. An initial evaluation will be made utilising the 1991 Historical Resources Survey PmjectforLos Gatos. Staff may, at the discretion of the Community Development Director, refer a project application to the Historic Preservation Committee for its input and recommendations. Demolition of structures deemed to have special merit or con- tribution to the surrounding neighborhood may not be permitted. Proposed changes to existing structures will be carefully reviewed to ensure their compatibility with the original structure and the surrounding area. 4.7 PROTECTED EXTERIOR ELEMENTS • The protected exterior elements of a structure include all elements on all of a building's elevations and roof. • Protected exterior elements are defined to include, but are not limited to, those elements outlined in the sidebar to the left. • Other exterior elements of a particular building may be protected as determined by the Deciding Body. Window Trim Chimneys Bay Windows Columns Railings Foundations Windows Columns Railings Examples of some character -defining elements 46 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos 4.8 RESTORATION/REHABILITATION/ RECONSTRUCTION The restoration of a historic resource involves the return of a struc- ture to its original form and appearance by means of the removal of features from other periods in its history and the reconstruction of missing features from the original design. The rehabilitation of a historic resource involves repairs, alterations, and additions to the original structure while preserving those portions orfeatures that convey its historic, cultura4 or architectural values. For additions to a historic resource, applicants should also refer to Section 4.9: Additions to Structures below. The reconstruction of a historic resource is the act orprocess of depict- ing, by means of new construction, the form, features, and detailing of a non -surviving site, landscape, building, structure, or object for the purpose of replicating its appearance at a specific period of time and in its historic location. 4.8.1 General Guidelines • The mass and scale of bni1r1ing expansions of contributing structures should be subordinate to the historically signifi- cant elements of the original structure. • The Neighborhood Pattern standards contained in Section 2 and the Building Design standards in Section 3 apply to historically significant structures unless in conflict with more restrictive standards contained in this Historic Resources section. • All protected elements of the existing exterior facade should be retained and, if necessary, repaired. • When a remodel requires the use of newly constructed ex- terior elements, they should be identical in size, dimension, shape and location as the original, and should utilize the same materials as the existing protected exterior elements. • Any alteration of an existing structure should incorporate and continue the form, architectural style, materials, and details of the existing structure. • All exterior elements including, but not limited to, roof lines, porches, doorways, windows, trim and siding should be consistent with and continue the architectural style and design of the original structure 4.8.2 Building Materials • Use natural/original construction materials (e.g., real wood siding, rock, brick, shingles, plaster) which match and are consistent with the existing materials of the structure. The use of faux rocks or stone is prohibited. HISTORIC RESOURCES 4 GUIDELINES OVERVIEW • The design guidelines do not pre- scribe specific architectural styles. Rather they encourage property owners to determine the special character and features which are inherent in their particular resi- dence and neighborhood. • Numerous appropriate design solutions exist for established neighborhoods. • The primary consideration is that a proposed design consciously reflect the scale, rhythm, and continuity of the existing neigh- borhood to create a harmonious fit that will enhance the quality of the neighborhood. • In general, additions to existing structures should match, but be subordinate to, the original building. • Materials for all restoration, rehabilitation, reconstruction and new construction should be authentic and match, to the maximum degree possible, those originally used in the historical architectural style. Faux stone, vinyl windows, and manufactured siding are prohibited. Professional consultation is rec- ommended for existing struc- tures and for development within sensitive areas to ensure an ap- propriately designed and detailed building. Complete build out to the maxi- mum boundaries of existing zoning requirements may not necessarily be acceptable in some cases. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 47 Town of Los Gatos HISTORIC RESOURCES 4 Original doors and windows should be retained and repaired True divided lite windows are encouraged when appropriate to the original structure Simulated divided lite windows may be considered on a case -by - case basis • New materials should identically match original materials in shape, size, dimension, texture and pattern. Metal used as flashing, screening, gutters, and utility services and other traditional elements are acceptable. • Composite, synthetic, metal, vinyl, plastic or fabricated/ imitation wood products, painted brick or imitation used brick will generally not be approved. However, some ex- ceptions may be made on a case -by -case basis when the decision making body determines that the replacement is consistent with the appearance of the original material, and that a lay person would be unlikely to discern the difference. The burden of proof will reside with the applicant. Mate- rial samples, photographs and specific locations where the material may be seen in use will all assist in the evaluation of alternative materials. • The decision making body may approve an acceptable alter- native to the original building material if use of the original material is not feasible due to unreasonable cost and com- mercial availability, or health and safety considerations. 4.8.3 Doors • Original doors should be retained 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 styk structures. • Screened doors should be real wood framed of simple de- sign unless patterns can be shown to fit the existing style. 4.8.4 Windows and Glass in doors • Original windows, glass and window decorations should be retained and restored. • Replacement of only the deteriorated portions of the win- dows is recommended rather than the replacement of the entire window. • New or replacement windows should be wood -sashed and muntined if applicable. • Sills, lintels, frames, sashes, muntins, and all decorations should be identically replaced. • All elements of new windows should be identical in size, shape, proportion, and dimensions as the original windows of the building, or consistent with traditional sizes, propor- tions and dimensions of buildings of the same architectural style, design and era. • Windows should be constructed of real glass, and window 48 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos frames should be constructed of real wood - not vinyl, metal or plastic. Wood sashes may be vinyl or metal clad if the window frame and dressing is designed consistent with the historic context of the building. • All liter (panes of glass) should be true divided lite, not artificial or snap -in grids. Simulated Divided Lite windows are permitted when the details of the window provide projecting muntin elements on the exterior and interior of the window along with a spacer muntin between the panes of glass (See example to the left). • New arched, angled, and/or octagonal windows are discour- aged. • Large expanses of blank exterior walls without windows are discouraged. 4.8.5 Bay Windows • Size, shape, proportion, dimension, type of foundation, and, roof material and style of bay windows, whether restored or of new construction, should be identical to the original or existing bay windows of the structure. • New bay windows may be added to the building in loca- tions where no bay windows previously existed. These new bay windows should be identical to and replicate the style, design, size, shape and proportion, type of foundation and roof of other bay windows existing on structure. If there are no existing bay windows on the structure, new bay windows should be built in the same size, shape, dimension, propor- tions, material and type of foundation and roof typical of the architectural style. Metal frame kitchen garden windows are prohibited. • Generally, traditional architectural styles will require either a foundation to the ground or substantial supporting brackets below a bay window. Floating windows without support, as shown for the bow bay window example to the right, are rarely appropriate. • New bay windows are permitted only when the applicant proves to the Deciding Body that they are consistent with existing style, design and character of the structure. 4.8.6 Chimneys • Wood -framed chimneys are prohibited unless their exteri- ors are covered with brick or river rock veneers. Masonry veneers may be used. However, they should be detailed exactly as the solid construction that they are emulating. • Stucco Mission Revival or Mediterranean style houses may have stucco covered chimneys. HISTORIC RESOURCES 4 Match bay windows to the architectural style of the house Some window styles, such as this bow bay window, would have very limited applicability for use on a historic resource structure Wood clad chimneys are prohibited .l IIIii uil Masonry and stucco chimneys are preferred Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 49 HISTORIC RESOURCES 4 Restore porches to their original form and detail whether simple, as above, or decorative as below. Town of Los Gatos Painted metal stove pipe projections of less than four feet are permitted in less visible locations of the structure. The size, shape, dimensions, design and patterns of new and reconstructed chimneys should match those features of the existing structure. Chimneys should not be cantilevered and stone or stucco chimneys should be narrower at the top than at the base. Chimneys should have clay, slate or stone caps. Metal caps may be acceptable if they are not readily visible. Chimneys appropriate to the structure and architectural style, as described above, should be provided at new gas fireplaces even when a full height chimney is not required for the functioning of the fireplace. 4.8.7 Porches • Existing front porches, railings, posts, corbels, roof cover- ings, ceilings, floors, steps, mouldings, trim, gingerbread, and other decorative features should be retained and restored using original materials, or identical material of same size, shape, proportion, pattern and in the same locations. • Removal or enclosure of porches is inappropriate. • Construction of new porches should consist of materials of the same size, shape, dimension and pattern as contrib- uting structures of similar style and design in the district or neighborhood. New porches should be in appropriate locations on the structure. • Additional porch or decorative elements (e.g., gingerbread brackets) should not be added if they did not exist histori- cally. • Painted wooden steps and flooring should usually be used on a wooden porch. Brick or poured concrete steps and floor surface should be used on a brick or stucco porch. New concrete or masonry porch floors are prohibited on Victorians or Craftsman/Bungalow style houses. • The design and materials for porch skirts (the vertical face between the porch floor and grade) should be consistent with the main structure and the architectural style. • Minor alternations of existing porches are permitted on contributing structures only when the applicant proves to the Deciding Body that the alteration is consistent with the existing style, design and character of the structure. 50 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos 4.8.8 Roofs, Gables, Eaves and Overhangs • Roofs should maintain their original size, shape and pitch. • Any changes in roof area, roof line, roof coverings, eave depth or materials should be consistent with the existing structure. • In general, original gables should be retained. Restore brackets and decorative details that were original to the structure, but avoid adding elements that were not integral to the original design. • 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 should be constructed of wood. • For original roofs with wood shingles or shakes, coverings of fireproof composition materials and dark colors in a heavy profile are acceptable where they are made to resemble wood, if they are compatible with the architectural style of the building. • Mission Revival or Mediterranean style structures should have tile roofs of a color, texture, thickness and shape to look like the original clay roof tile. • Clay and concrete tiles should be avoided on structures with wood or shingle siding. • Plastic and modern style tiles are prohibited. 4.8.9 Siding (General) • Siding materials and placement on the structure should be appropriate to the existing style and design. • All existing siding should be restored and retained wherever possible. 4.8.10 Wood siding (Victorian/Craftsman) • Siding should be real wood and not a composite, synthetic or fabricated wood product. Finger jointed wood siding is acceptable. • Metal and vinyl siding products are prohibited. • New siding should identically match the existing siding in size, depth, width, pattern, and should match the existing cut or bevel in siding in angle, slope, type width and depth of cut, if any. • Old deteriorated shingles may be replaced. However, new shingles should match existing shingles in size, shape, di- mension and pattern. HISTORIC RESOURCES 4 Heavy profile fireproof composition shingles may be used as a replacement for wood single and wood shake roofs Restore gable and eave details, but don't add features that were not original to the house ❑ _ ❑ Avoid asymmetrical gable ends like this Maintain the siding scale and patterns of the original structure Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 51 HISTORIC RESOURCES 4 Traditional wood picket fences and arbor gateways are common features in many Los Gatos neighborhoods Brick and stone retaining walls, common in many Los Gatos neighborhoods, should be retained and restored Decorative features should be retained Town of Los Gatos • Siding material should run from the foundation to the roof, unless existing pattern of the house varies, in which case it must match the existing pattern. 4.8.11 Stucco Siding (Mission Revival/Mediterranean/ Craftsman) • Stucco and stucco patterns should be retained and duplicated to identically match the existing. • Stucco should be sand textured, finished and colored to match the existing, or to match other contributing structures of the same style in the district or neighborhood. 4.8.12 Fences and Walls • All existing picket and ornate wire fences, rock walls and front yard concrete walls should be repaired and retained. • Replacement or newly constructed fences or walls should match those existing on the property, or should match those of other contributing properties on that block. Plastic fenc- ing is prohibited. • Introduction of new rock wall patterns or new types of rocks or veneers in walls, not already existing in the district or neighborhood, is prohibited. • Mortar should also match existing in color, texture, joint width and profile. New fencing within the front setback should be of open design, constructed of wood, ornate wire (does not indude chain link) or wrought iron and should be consistent with those existing in the district or neighborhood. • Covered gateways and arbors are permitted pursuant to Town Code. Side and rear yard fencing should be of tradi- tional construction and materials and should be consistent with prevalent fencing in the district or neighborhood. 4.8.13 Decorative Trim/Mouldings/Gingerbread • All existing decorative trim, mouldings and details should be repaired and retained. • Replacements should match the existing in materials, size, shape, dimension, location and pattern. • Addition of new trim, moulding, and gingerbread on new construction should be located and continued in the exist- ing pattern around the exterior of the structure in order to maintain consistency with the original style and design. • Excessive or inappropriate use of gingerbread or other decorative materials is prohibited. • The addition of new trim, moulding, and gingerbread on areas where they did not previously exist is discouraged. 52 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos 4.8.14 Colors • For Victorians, traditional three or four color painting pat- terns are encouraged. • For Craftsman, traditional colors are encouraged. • For Mission Revival/Mediterranean, the traditional use of earth tones and red -hued roofing materials is encouraged. 4.8.15 Garages • Style, roof pitch, proportions, and the overall design of the garage or carriage house, as well as building materials and architectural details, should be consistent with those of the era of the house. • Exterior features of garages which are more modern or con- temporary 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, and other elements. • Garages should be detached and set back behind the front facade of the house. They may be connected to the house with a breezeway. If garages cannot be detached due to unique site conditions, the garage should be located behind the house or recessed as far as possible from the plane of the front facade, and shall not exceed 50% of the combined house and garage frontage. 4.8.16 Solar Panels • Design solar panels and any piping to be an integral part of the architecture. • Install solar panels so that they do not damage or obscure character defining features of the house. 4.8.17 Interior Features • If an owner desires to take advantage of federal tax incen- tives for preservation, they should retain original mate- rial, architectural features, hardware, original paint colors, plaster, wallpaper, and other historical elements, wherever possible. • The tax incentives can total 20 percent of the rehabilitation costs. The structure must be historic as certified by the Na- tional Park Service, must be income producing (apartments, retail, etc.), and must conform to the rehabilitation stan- dards set by the Department of the Interior. The program is administered by the National Park Service, the IRS, and individual state historic preservation offices. • Repair and restore original materials wherever possible or, replace with identical, replicated materials. HISTORIC RESOURCES 4 Victorian Style houses often utilize a three or four color painting scheme Earth colors and red tile roofs are encouraged for Mission Revival and Mediterranean Styles Garage form, materials and details should be consistent with the main structure Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 53 HISTORIC RESOURCES 4 EXAMPLES OF SYMPATHETIC NEW CONSTRUCTION Town of Los Gatos 4.9 ADDITIONS/ACCESSORY BUILDINGS/SECONDARY UNITS Follow the provisions set forth in Guideline 3.9 on page 33. 4.10 NEW CONSTRUCTION This section applies only to new houses constructed within one of the Town's designated historic districts • Replacement of an existing character -defining or historic structure with a new structure is strongly discouraged. • If the deciding body has any doubt about whether a project is compliant with the following, the application should be denied: New structures should be built in the same styk and design of contributing structures in the district. In general, Victorian, Crafts- man/Bungalow, and Mission Revival/Mediterranean styles are the contributors to Los Gatos' historic districts. Exact duplication is neither required or encouraged. Strict adherence to achieving consistency with a traditional, recognised architectural style and design of a contributing structure in the district is required New Victorian and Craftsman style structures must accurately replicate the traditional styk, design and integrity of those contribut- ing structures in the district. • Replacement of a noncontributing structure is accept- able. • The established contextual patterns and rhythms should be respected. It is perfectly acceptable that a new "style" be introduced, if it is in keeping with the neighborhood. Historically that has occurred throughout the development of the Town of Los Gatos. • New structures should not create a false sense of the his- torical development of the district. • Conform new structures to the existing and/or required setbacks, and replace the "footprint" of the original struc- tures if any. • Respect the established site patterns and harmonize with neighboring buildings and existing topography. Exceptions might occur at corners, or where unusual existing condition or neighboring structures create a special condition. • Respect the street pattern created by open space. • New construction should be in keeping with the existing neighborhood. It should be especially sensitive to the height and scale of the homes on immediately adjacent parcels. 54 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos HISTORIC RESOURCES 4 Front facades should appear similar in height to those seen historically in the block. Taller portions should be set back further on the lot. • When a new project has more square footage than the surrounding structures, reduce the scale of the structure with sensitive design treatments. Setbacks, overhangs, bay windows, changes in roof slopes, and facade ornament are all methods for reducing the scale of a structure. • Floor to floor heights should match the floor to floor of adjacent contributing structures. • The proportion of window and door openings in new construction should be similar to that of the existing sur- rounding architecture. • Porches on new structures should have proportions, ma- terials and roof slopes similar to original porches in the district. They should also have depths similar to contribut- ing structures in the district which normally allows for the placement of furniture on the porch. 4.11 NONCONTRIBUTING STRUCTURES This section applies only to existing houses located within one of the Town's designated historic districts 4.11.1 Remodel to a Contributing Status • Owners of noncontributing structures within the Town's historic districts are encouraged to remodel them into the style and design of a contributing structure in the district. • Structures most suitable for this type of remodel are those that would likely have been classified as contributing structures absent previous remodel work or additions that were not sympathetic to the original architecture of the structure. • In some cases, it may also be possible to make changes that would convert an otherwise non-descript structure into a contributing structure for the district. In general, Victorian, Craftsman/Bungalow, and Mission Revival/Mediterranean styles are the contributors to Los Gatos' historic districts. • An applicant must produce photographs, counts, and docu- mentation of the location of existing structures of that style in the district or reference materials indicating consistency with contributing styles in the district. • All exterior dements subject to review should be consistent with the proposed style. • Remove previous additions and alternations that are not consistent with the architectural style of the structure and the district. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 55 HISTORIC RESOURCES 4 RESEARCH RESOURCES The following books, documents and web sites may be useful in finding out more about your house and the best means of making sensitive changes to it: • A Field Guide to American Houses Virginia & Lee McAlester Alfred A. Knopfs 2000 • The Abrams Guide to American House Styles William Morgan with Photography by Radek Kurzaj Harry N. Abrams, Inc. 2004 • Old House Dictionary: An Illustrated Guide to American Domestic Architec- ture 1600 to 1940 Steven J. Phillips John Wiley & Sons, Inc 1994 • Traditional Construction Patterns: Design e: Detail Rules of Thumb Stephen M Henderson McGraw-Hill 2004 • Los Gatos Observed: The Architecture & History of Los Gatos, Cal forma Alastair Dallas with Photography by Peter S. Conrad infospect press 1999 • Secretary of the Interior's Standards for the Treatment of Historic Properties www.cr.nps.gov • Office of Historic Preservation California Department of Parks and Recreation 1416 9th Street Room 1442-7 Sacramento, CA 95814 (916) 653-6624 www.ohp.parks.ca.gov Town of Los Gatos • Carry out exterior changes to the building facades and ad- ditions using the guidelines in Section 4.8, 4.9 and 4.10. 4.11.2 Remodel to a less than Contributing Status • Owners not wishing or unable to remodel to the extent necessary to bring a structure up to contributing structure status are never -the -less encouraged to make changes that are sensitive and supportive of the integrity of the historic district. • Additions or alterations to noncontributing structures should not disrupt the prevailing rhythm of setbacks on the block. The front of the house should be oriented toward the street and the front entry clearly identified. Additions to noncontributing structures should have a similar mass to the surrounding neighborhood. For ex- ample, the addition of a second floor on a noncontributing structure in a largely one story neighborhood would be strongly discouraged. Front elevations should be similar in scale to those seen traditionally in the district. Simple gable or hipped roofs with a pitch similar to those in the district are generally appropriate. Complex or unusual roof forms are strongly discouraged. • Window and door types, sizes, and proportions should be similar to the contributing structures in the district. The number of window types on a structure should be limited. Window and door trim should also be similar in material and size. • Building materials and finishes should be similar to those of contributing structures in the district. Large amounts of glazing or the use of metal materials is discouraged. Roofing materials should also be similar to those used on nearby contributing structures. • Exercise restraint on the use of decorative details on non- contributing structures. 56 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos Arbor A wood lattice entry feature, often with flowering land- scaping, sometimes used to define the entry to a house at the front sidewalk. Balusters The upright portion of the row of support for a porch or stair railing. Balustrade A series of balusters surmounted by a hand rail. Basement An enclosed area that extends more than 4 feet above the existing or finished grade in any location. Basements are included in the Floor Area Ratio calculation. Whichever grade (existing or proposed) results in the lowest profile of a building shall be used. Bay Window A window projecting outward from the main wall of a building. Belly Band A continuous horizontal band of brick, stone or wood on the exterior wall of a building, used for decorative purposes, or as a means of breaking up a large expanse of wall surface. Also know as a Belt Course. Bow Window A rounded, rather than rectangular or angular, bay win- dow - usually forming a segment of a circle. Brackets Plain or decorated projecting support members found under eaves or other overhangs. Carriage House The combination of a residential unit or living space located above a garage or other accessory structure. Casement Window A window containing two opening segments with hinges on their vertical edges and separated by a vertical frame element. Cellar A room or rooms beneath the main floor of the house used for living space or storage which does not extend more than 4 feet above the existing or finished grade. Cellars are not included in the Floor Area Ration calcula- tion. Whichever grade (existing or proposed) results in the lowest profile of a building shall be used. GLOSSARY 5 Clerestory A portion of an interior rising above adjacent rooftops and having windows admitting daylight to the interior. Corbel A projecting block, sometimes carved or molded, that acts as a means of support for floor and roof beams as well as other structural members. Craftsman Style A traditional architectural style of the early 20th century, incorporating locally handcrafted wood, glass, and metal work, that was simple and elegant. A reaction to Victorian opulence and the increasingly common mass-produced housing elements, the style incorporated clean lines, a sturdy structure and natural materials. Cupola A small domed or peaked structure crowning a roof or tower. Dormer A vertical window projecting from the slope of a roof. Gable dormers have gable roofs while shed dormers have one plane sloped roofs. Divided Lite Windows divided into smaller segments of glazing by intermediate dividing members called muntins. Eave That portion of the roof which projects beyond the walls. Facade The face or elevation of a building. Fascia A flat board used to cover the ends of roof rafters. Flashing Metal sheet material used to cover open joints of exterior construction such as roof valley joints or roof parapet joints to make them waterproof. Gable The triangular portion at the end of a roof composed to two downward sloping planes on either side of a central, horizontal ridge. Garage: Side Loaded A garage with its entry doors located at an angle (usually a right angle) to the street which provides vehicular ac- cess to the garage. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 57 Town of Los Gatos GLOSSARY 5 Garage: Split A garage which utilizes multiple doors divided by vertical supports in lieu of a single larger door. Garage: Tandem A garage with one car parked behind another rather than side -by -side. Gingerbread Highly decorative scrolls, lacework and other applied wood details associated with the Victorian Style. Great Room A large living space, often a family room, and generally characterized by an interior ceiling height larger than the remainder of the house. Hillside Areas Areas identified on the Town of Los Gatos Hillside Area Map. Historic District An area designated as a "Historic District" by ordinance of the Los Gatos Town Council. Historic Preservation Committee A Town Committee consisting of five members who are all Los Gatos residents. Three are members of the public who are appointed by the Town Council. The other two members are from the Planning Commission who are appointed by the Planning Commission Chair. The Committee is composed of professional and lay members with demonstrated interest, competence or knowledge in historic preservation. Juliet Balcony A shallow projecting balcony, usually with a depth of three feet or less. Suitable for potted plants, but not large enough for furniture. Lattice An openwork grill of interlacing wood strips used as screening or as a base for climbing landscaping. Lintel A horizontal top member of a window, door or other opening. Massing The three-dimensional form of a building. Media Center A room used generally for television and multimedia viewing. Mission Style A style of architecture associated with that of the early Spanish Colonial missions in Mexico and the southwest- ern United States. Mortar A mixture of sand, lime, cement, and water used as a binding agent in masonry construction. Mullion A heavy vertical divider between windows or doors. Muntin A secondary framing member used to divide and hold the panes of glass in a multiple-lite window or glazed door. Pergola See Arbor. Pop out An interior space that projects out from the main exterior wall. A bay window is a pop out. Porch Skirt A screen, usually wood or non-structural masonry, used to cover the front and sides of a porch projection from the floor beams to ground level Pot Shelf A shallow horizontal wood or metal projection from an exterior wall, supported by brackets and used for the display of potted plants and flowers. Ranch Style An architectural style first popularized in the 1930s and extremely popular during the 1950s to 1980s. The style is often characterized by one story profiles with low, roof lines, simple floor plans, attached garages, and large windows and sliding glass doors. Roof Pitch The angle of the sloped planes of a roof - often expressed in the rise in inches for every foot of horizontal distance, as in a4in12pitch. Roof Ridge The horizontal line formed when two roof surfaces meet. Setbacks The horizontal distances a structure is held away from the adjacent property lines. Also used to describe the off -set distances between horizontal or vertical wall planes of a structure. 58 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos G LOSSARY 5 Sill The framing member that forms the lower side of an opening, such as a window or door sill. Soffit The exposed underside of an arch, cornice, balcony, beam or roof overhang. Towers/Turrets A structure whose height is usually much greater than its width - often used as entry or focal point features of more formal style houses. Trellis A horizontal light framework, freestanding or project- ing from the face of wall, used for the purposes of sun shading and/or the support of vines. Victorian Style The revival of an eclectic architectural style popular in English-speaking countries during the reign of Queen Victoria. It may vary from simple classic homes to ones with substantial amounts of ostentatious ornament. Widows' Walk A railed rooftop platform, originally on a coastal house and designed to observe vessels at sea. The name comes from the wives of mariners who would watch for their spouses to return; in some instances, the ocean took the lives of the mariners, leaving the women as widows. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 59 Town of Los Gatos APPENDICES APPENDICES A How To Read Your Neigh- borhood Workbook B Historic Districts C Cellar Policy D Sustainability Design E Historic Resources Status Codes 60 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook How to Read Your Neighborhood A guide to assist in understanding a neighborhood's design context Town of Los Gatos Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 61 Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook INRODUCTION Town of Los Gatos Character Los Gatos is a community of homes with a wide variety of residential styles and unique neighborhoods. Small bungalows of the Nineteenth Century share street frontages with newer and larger house. While some of the Town's neighborhoods, such as the Mid -Twentieth Century subdivisions with Ranch Style houses, have a relative homogeneity, others have developed over a longer period of time and contain a great deal of diversity. However, amid all of the various styles and diversity, the Town's indi- vidual residential neighborhoods do have a great deal of visual unity as a result of a respect for one's neighbors and a recognition that the quality of Los Gatos neighborhoods benefits greatly from efforts to enhance and reinforce the positive features of the neighborhoods that have grown over a period of many years. Community Expectations Los Gatos will continue to change and evolve over many decades to come. A diversity of architectural styles throughout the community will continue to be expected and valued. Residents of the community wish to see the many positive qualities of the Town's neighborhoods preserved and enhanced, while recogniz- ing that the needs of families and the nature of a home's living space will continue to change with time. It is the community's expectation that these changes will occur within a context of sensitivity and respect for the surrounding neighborhhod and those qualities that have made Los Gatos unique in the Bay Area. Purpose of this workbook In evaluating applications for new residential construction, additions and renovations, neighborhood compatibility will be given the highest con- sideration. Tlus workbook is intended to assist property owners and their design professionals in focusing attention on the immediate neighbor- hood around their parcels. While a broader neighborhood context may be appropriate in some situations, a new residential project will likely have its greatest impact on the existing homes nearby. Sensitivity to the pattern, size and scale of this context will assist in integrating new projects into their individual neighborhoods. And, the use of some of the architectural and landscape vocabulary drawn from the neighborhood can enhance the visual unity of the neighborhood. This workbook focuses on the major elements that seem to most frequently serve to either unify residential neighborhoods or make an individual house uncomfortably stand out from its neighbors. How to use this workbook The workbook is set up to allow a quick inventory of conditions in the area dosest to the subject parcel - those that are most likely to be seen in the same context. A small map on each page shows a typical site condi- tion with numbers assigned to nearby parcels. Observing the conditions that occur on each of the properties will assist in completing a summary at the end of the workbook which notes the major features that predomi- nate in the immediate neighborhood. As you look at the specific conditions outlined in this workbook, also take time to observe the many other features that add diversity and visual richness to the neighborhood. A few of these are noted in the sidebar to the right. Additional Elements to Observe • Height of the first floor above grade • Eave heights compared to ad- jacent homes • Side yard separations between parcels • Attic vents and other details • Decorative lights • Entry paths to entries • Window patterns (formal vs. in formal) • Special trim between floors • Special wall trim at roof over- hangs • Bay window tops and bot- toms • Second floor decks and balco- nies • Chimney tops • Roof vents • Skylights • Special decorative porch de- tails • Foundation walls at elevated first floors • Base and true colors • Special paving materials and patterns • Brick or stone patterns 62 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos Garage Doors APPENDIX A How to Read Your Neighborhood Workbook Neighborhood Patterns 1 Car Wide Frequency of Occurrence 5 or more 2-4 0-1 2 Cars Wide Frequency of Occurrence 5 or more 2-4 0-1 Garage Location on the site 3 Cars Wide Frequency of Occu rrence 5 or more 2-4 0-1 2 ® 3 Street 4 9 6 7 6 5 4 3 112 Street 11 10 9 N 5E 6 6 Interior Parcel Comer Parcel Immediate Neighborhood Parcels Alley 4 Garage 1._:iJf Street Alley Access Frequency of Occurrence 5 or more 2-4 0-1 Building Heights Rear Garage Frequency of Occurrence 5 or more 2-4 0-1 2 Car Front Frequency of Occurrence 5 or more 2-4 0-1 2 Car Back Frequency of Occurrences 5 or more 2-4 0-1 Side Loaded Frequency of Occurrences 5 or more 2-4 0-1 1 Story Frequency of Occurrence 5 or more 2-4 0-1 1 1/2 Story Frequency of Occurrence 5 or more 2-4 0-1 1 and 2 Story Frequency of Occurrence 5 or more 2-4 0-1 2 Story Frequency of Occurrences 5 or more 2-4 0-1 2 Story plus Frequency of Occurrences 5 or more 2-4 0-1 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 63 Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Craftsman Bungalow Frequency of Occurrence 5 or more 2-4 0-1 Spanish / Mission Revival Frequency of Occurrence 5 or more 2-4 0-1 Colonial/Greek Revival Frequency of Occurrence 5 or more 2-4 0-1 Architectural Styles 1 2 31e Street 9 I 8 7 6 5 Interior Parcel Street 11 10 9 8 7 Iel Corner Parcel Immediate Neighborhood Parcels Victorian Frequency of Occurrence 5 or more 2-4 0-1 Italianate Frequency of Occurrence 5 or more 2-4 0-1 64 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos European Romantic Frequency of Occurrence 5 or more 2-4 0-1 Ranch 1 Frequency of Occurrence 5 or more 2-4 0-1 Modern Frequency of Occurrence 5 or more 2-4 0-1 APPENDIX A How to Read Your Neighborhood Workbook Architectural Styles 2 (1I2:314t Street F. e 7 5 51 Interior Parcel 3 Site Street 11 10I 8 5 0 7 F, Corner Parcel Immediate Neighborhood Parcels Builder Contemporary Frequency of Occurrence 5 or more 2-4 0-1 Other Historic Other Non - Style Historic Style Frequency of Occurrence 5 or more 2-4 0-1 Frequency of Occurrence 5 or more 2-4 0-1 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 65 Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Building Height on Adjacent Parcels Parcel 2 1 Story 1 1/2 Story 2 Story 1 and 2 Story 2 Story Plus Street Presence Parcel 3 1 Story 1 1/2 Story 2 Story 1 and 2 Story 2 Story Plus Form and Massing 1 2 3 4 Street 9 $ 7 6 $ Interior Parcel 4 3 Street N110 9 5 6 71 6 Corner Parcel Immediate Neighborhood Parcels Straight Facade Wide Frequency of Occurrence 5 or more 2-4 0-1 Entries Street Straight Facade Narrow Frequency of Occurrence 5 or more 2-4 0-1 Street L Shape Frequency of Occurrence 5 or more 2-4 0-1 Street T Shape Narrow Forward Frequency of Occurrence 5 or more 2-4 0-1 Other (Diagram) Frequency of Occurrence 5 or more 2-4 0-1 Recessed: In Wall or Under Roof Frequency of Occurrence 5 or more 2-4 0-1 )1 FL Attached: With Low Eave Frequency of Occurrence 5 or more 2-4 0-1 Attached: With High Eave Frequency of Occurrence 5 or more 2-4 0-1 Narrow Porch Frequency of Occurrence 5 or more 2-4 0-1 Wide Porch Frequency of Occurrence 5 or more 2-4 0-1 66 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Roofs 1 4 7 4 i 9 8 7 6 5 1 2 Street 11 10 9 1 0, 6 7 8 Interior Parcel Comer Parcel Immediate Neighborhood Parcels Roof Forms All Gable Roofs Frequency of Occurrence 5 or more 2-4 0-1 Roof Pitches All Hip Roofs Frequency of Occurrence 5 or more 2-4 0-1 Gable and Hip Mix Frequency of Occurrence 5 or more 2-4 0-1 Flat / Low Slope Frequency of Occurrence 5 or more 2-4 0-1 Other (Diagram) Frequency of Occurrence 5 or more 2-4 0-1 Flat Frequency of Occurrence 5 or more 2-4 0-1 Low Pitch Frequency of Occurrence 5 or more 2-4 0-1 Moderate Pitch Frequency of Occurrence 5 or more 2-4 0-1 Steep Pitch Frequency of Occurrence 5 or more 2-4 0-1 Very Steep Pitch Frequency of Occurrence 5 or more 2-4 0-1 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 67 Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Roof Overhangs None (6" or Tess) Frequency of Occurrence 5 or more 2-4 0-1 Roof Eaves Small (18 " or Tess) Frequency of Occurrence 5 or more 2-4 0-1 Large (Over 18") Frequency of Occurrence 5 or more 2-4 0-1 Roofs 2 1,2 Site ©e Sirnet 9 8 7 6 5 Interior Parcel 5 7 Corner Parcel Open Frequency of Occurrence 5 or more 2-4 0-1 Roof Features Visible rafters Open with exposed rafter tails Frequency of Occurrence 5 or more 2-4 0-1 Closed Frequency of Occurrence 5 or more 2-4 0-1 simple root None Frequency of Occurrence 5 or more 2-4 0-1 Gable or Hip Dormers Frequency of Occurrence 5 or more 2-4 0-1 shed dormer r Shed Dormers Frequency of Occurrence 5 or more 2-4 0-1 Immediate Neighborhood Parcels 68 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos Predominant Window Proportions vertical windows Vertical Frequency of Occurrence 5 or more 2-4 0-1 square windows Square Frequency of Occurrence 5 or more 2-4 0-1 Predominant Window Type APPENDIX A How to Read Your Neighborhood Workbook horizontal windows Horizontal Frequency of Occurrence 5 or more 2-4 0-1 Windows 1 2 ® 3 41 Street 9 5 7 6 15 Interior Parcel 1 Street 11 10 9 5 6 7 6 Corner Parcel Immediate Neighborhood Parcels Double Hung Frequency of Occurrence 5 or more 2-4 0-1 Window Divisions Casement Frequency of Occurrence 5 or more 2-4 0-1 Sliding Frequency of Occurrence 5 or more 2-4 0-1 Awning Frequency of Occurrence 5 or more 2-4 0-1 Other (Diagram) Frequency of Occurrence 5 or more 2-4 0-1 None Frequency of Occurrence 5 or more 2-4 0-1 ❑❑ Panes at top Frequency of Occurrence 5 or more 2-4 0-1 ❑ ❑❑ Panes both Frequency of Occurrence 5 or more 2-4 0-1 ❑❑❑I I I Panes at transom Frequency of Occurrence 5 or more 2-4 0-1 Other (Diagram) Frequency of Occurrence 5 or more 2-4 0-1 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 69 APPENDIX A How to Read Your Neighborhood Workbook Window Material Wood or looks like wood Frequency of Occurrence 5 or more 2-4 0-1 Metal Frequency of Occurrence 5 or more 2-4 0-1 Town of Los Gatos Windows 2 2 3 4 Street 7 6 5 Interior Parcel 11 10 9 5 6 7 9 Corner Parcel Immediate Neighborhood Parcels Window Groupings (Check those that are the most common on the houses nearby) single windows L_ L Singles Frequency of Occurrence 5 or more 2-4 0-1 paired windows _ 1_� Pairs Frequency of Occurrence 5 or more 2-4 0-1 groups of three or more windows _l.L _ L1. ELL _ [_�, Ribbon Frequency of Occurrence 5 or more 2-4 0-1 same 1 same 4 Li I LI - Symmetrical Frequency of Occurrence 5 or more 2-4 0-1 differentdifferent i LL Asymmetrical Frequency of Occurrence 5 or more 2-4 0-1 Special Window Shapes (Check all boxes that are common on an individual house) Bay Windows first Floor Frequency of Occurrence 5 or more 2-4 0-1 Bay Windows Second Floor Frequency of Occurrence 5 or more 2-4 0-1 Arched Heads Frequency of Occurrence 5 or more 2-4 0-1 Estate Style Windows Frequency of Occurrence 5 or more 2-4 0-1 Other (Diagram) Frequency of Occurrence 5 or more 2-4 0-1 70 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos Door Size Single Frequency of Occurrence 5 or more 2-4 0-1 Door Details Double Frequency of Occurrence 5 or more 2-4 0-1 APPENDIX A How to Read Your Neighborhood Workbook Doors 1 1 2 3 4 Street 9 e 7 e 5 Interior Parcel 11 10 9 8 Corner Parcel Immediate Neighborhood Parcels Door Setting !J Door Only Frequency of Occurrence 5 or more 2-4 0-1 Sidelights Frequency of Occurrence 5 or more 2-4 0-1 Transom Frequency of Occurrence 5 or more 2-4 0-1 Plain Frequency of Occurrence 5 or more 2-4 0-1 Panels Frequency of Occurrence 5 or more 2-4 0-1 Panels and Glass Frequency of Occurrence 5 or more 2-4 0-1 ii! Divided Panes Frequency of Occurrence 5 or more 2-4 0-1 Shaped Door Head Frequency of Occurrence 5 or more 2-4 0-1 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 71 Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Accent Materials in the neighborhood Stone Wall Bases Brick Wall Bases Stone Chimneys Brick Chimneys Other Primary Wall Materials Materials 3®3 4I Street 9 9 7 6 5 Interior Parcel 4 3 2 Street 11 10 9 5 6 7 8 Corner Parcel Immediate Neighborhood Parcels Wood Siding Frequency of Occurrence 5 or more 2-4 0-1 Roof Materials Shingles Frequency of Occu rrence 5 or more 2-4 0-1 Stucco Frequency of Occurrence 5 or more 2-4 0-1 Brick or Stone Frequency of Occurrence 5 or more 2-4 0-1 Mix of Materials Frequency of Occurrence 5 or more 2-4 0-1 Composition Shingles Frequency of Occu rrence 5 or more 2-4 0-1 Wood Shakes Frequency of Occurrence 5 or more 2-4 0-1 Tile or Concrete Flat Frequency of Occurrence 5 or more 2-4 0-1 Tile or Concrete Arched Frequency of Occurrence 5 or more 2-4 0-1 Metal Frequency of Occurrence 5 or more 2-4 0-1 72 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos ,; .I!111 IIlII!lIIIII IIHII==. Llll��� Front Yard Fence Frequency of Occurrence 5 or more 2-4 0-1 Stone or Brick Base Frequency of Occurrence 5 or more 2-4 0-1 Shaped or Detailed Entry Columns Frequency of Occurrence 5 or more 2-4 0-1 Front Yard Entry Arbor Frequency of Occurrence 5 or more 2-4 0-1 Stone or brick Chimneys Frequency of Occurrence 5ormore 2-4 0-1 Column Caps and Bases Frequency of Occurrence 5 or more 2-4 0-1 APPENDIX A How to Read Your Neighborhood Workbook Trellises Frequency of Occurrence 5 or more 2-4 0-1 Frequency of Occurrence 5 or more 2-4 0-1 Detailed Columns and Railings Frequency of Occurrence 5 or more 2-4 0-1 Accent Details 2 ® 3 Street 9 a 7 6 5 Interior Parcel 4 3 2 Street 11 10 9 5 6 7 a Comer Parcel Immediate Neighborhood Parcels Brackets Frequency of Occurrence 5 or more 2-4 0-1 Half Timber Beams Frequency of Occurrence 5 or more 2-4 0-1 Gable Infill Texture Frequency of Occu rrence 5 or more 2-4 0-1 Towers / Turrets Frequency of Occu rrence 5 or more 2-4 0-1 Other Distinctive Features in the Immediate Neighborhood (Within the parcels above) and the Broader Neighborhood (Within 1 block) Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 73 Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Summary of predominant neighborhood characteristics Select those with three or more examples in the Immediate Neighborhood Neighborhood Patterns Garage Doors 1 Car Wide 2 Cars Wide 3 Cars Wide Architectural Styles Garage Location on the Site Alley Access Rear Garage 2 Car Front 2 Bar Back Side Load Building Heights 1 Story 1 1 /2 Story 1 and 2 Story 2 Story 2 Stories Plus Craftsman Bungalow Spanish/Mission Revival Victorian Greek Revival Form and Massing Colonial Revival European Romantic Ranch Builder Contemporary Modern Other Historic Style Other Non -Historic Style Street Presence Straight Facade: Wide Straight Facade: Narrow L-Shape T Shape: Narrow Forward Other Entries Recessed: in Wall or Under Roof Attached: With Low Eave Attached: With High Eave Narrow Porch Wide Porch 74 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Roofs Roof Forms All Gable Roofs All Hip Roofs Gable and Hip Mix Flat/Low Slope Other Roof Pitches Flat Low Pitch Moderate Pitch Steep Pitch Very Steep Pitch Windows Roof Overhangs None (6" or less) Small (18" or less) Large (Over 18") Roof Features None Gable Dormers Shed Dormers Roof Eaves Open Open with exposed rafter tails Closed Predominant Window Proportions Vertical Square Horizontal Predominant Window Type Double Hung Casement Sliding Awning Other Window Divisions None Panes at Top Panes at top and bottom Panes at transom Other Window Material Wood or looks like wood Metal Window Groupings Singles Pairs Ribbon Symmetrical Asymmetrical Special Window Shapes Bay Windows: First Floor Bay Windows: Second Floor Arched Heads Estate Style Windows Other Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 75 Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Doors Door Size Single Double Materials Door Setting Door Only Sidelights Transom Door Detail Plain Panels Panels and Glass Divided Glass Panes Shaped Door Head Accent Immediate Materials Common in the Neighborhood Stone Wall Bases Brick Wall Bases Stone Chimneys Brick Chimneys Other Accent Details Primary Wall Materials Wood Siding Shingles Stucco Brick or Stone Mix of Materials Roof Materials Composition Shingles Wood Shakes Tile or Concrete: Flat Tile or Concrete: Arched Metal Front Yard Fences Front Yard Entry Arbor Trellises Stone or Brick Bases Stone or Brick Chimneys Shutters Brackets Gable Infill Texture Shaped or Detailed Entry Columns Other Distinctive Features in the immediate neighborhood Column Caps and Bases Detailed Porch Railings Half Timber Beams Towers/Turrets Other Distinctive Features in the broader neighborhood (Within one block each direction) 76 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos APPENDIX B Historic Districts TOWN OF LOS GATOS RESIDENTIAL HISTORIC DISTRICTS Town of Los Gatos Historic Districts • Los Gatos High School Legend University-Edelen Fairview Plaza Broadway Almond Grove Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 77 APPENDIX B Historic Districts ALMOND GROVE HISTORIC DISTRICT Historical The Almond Grove addition was the first and largest subdivision after the incorporation of the Town of Los Gatos. Of approximately 40 acres, the historic tract was the last land, formerly an almond orchard as its name suggests, of 162 1/2 acres bought in 1865 by John Mason from Edward Auzerais, an important landowner in Santa Clara County after whom Auzerais Street in San Jose and Auzerais Court in Los Gatos are named. The purchasers and developers of Almond Grove were four very important figures to Los Gatos history and honored by street names still used in the area. They were Alphonse Eli Wilder, banker, Augustine Nicholson, capitalist; Magnus Tait, farmer and miner, and John Bean, orchardist. Many important contributors to the development of the Town lived in the Almond Grove area. L. E. Hamilton, secretary of the Odd Fellows and director of the 1889 Los Gatos Cemetery Association, built his own house at 139 Wilder (which is still owned and occupied by his daughter). In addition, he also did extensive carpentry work for Mrs. Winchester of the famous Winchester House in San Jose. The house at 115 Wilder was owned by Clarence Lyndon, nephew of town pioneer John Lyndon. E. N. Davis, head trustee (mayor) on the board of trustees, 1898-1902, lived at 131 Tait. The Magnus Tait home is 231 Tait. 129 Tait was the home of E. E. Place and birthplace of George Place, owner of Place Mortuary housed in the Coggeshall Mansion (a Town historic landmark now the site of the Chart House). 328 Bachman is the "Massol" house. Fenilen Massol was Los Gatos mayor, 1894-97. 354 Bachman was the home of George McMurty, who as a `youth helped haul stones to build Forbes Mill Annex and later became the first treasurer of incorporated Los Gatos, a post he held for over 40 years. 216 Glen Ridge was the home of W. H. B. Trantham, who in 1885 became the first owner of the Los Gatos News after its founder temporarily retired. Trantham owned the News (later the Mail -News) until 1976. The Mail -News remained in existence until 1953. 200 Glen Ridge was at one time the home of Raymond J. Fisher, educator, after who Fisher School is named. John Bean started a business right in Almond Grove that evolved into a local family dynasty's multi -national Town of Los Gatos corporation, Food Machinery Corporation. Plagued by San Jose scale on his orchard trees, he developed an im- proved chemical spray pump, a significant development in an era of tremendous fruit growing in Santa Clara Valley. Bean gave his son-in-law, David C. Crummey, a share in the business. Historical evidence indicates that Crummey lived in the house on the corner of Bean and Santa Cruz Avenues, 212 Bean Avenue, until the busi- ness prospered and he built the elaborate mansion at 33 Glen Ridge Avenue. D. C.'s son, John Crummey, further improved the pump and expanded the Almond Grove headquartered business. (In Horatio Algier tradition, he enterprisingly rode a bicycle up and down the Sacramento Valley and lined up enough orders to keep the company in business for years). Under Crummey, the Bean Spray Pump Company became F.M.C. (Still retaining a divi- sion entitled Bean Spray Pump Company). Under John Crummey's son-in-law, Paul Davies, F.M.C. became an international corporation, and a member of his family still serves on the board of directors. Contributors to the District Street AddressEstimated Date of Construction 228 Almendra 230 Almendra 231 Almendra 237 Almendra 238 Almendra 242 Almendra 245 Almendra 253 Almendra 259 Almendra 302 Almendra 315 Almendra 316 Almendra 322 Almendra 211 Bachman 221 Bachman 222 Bachman 226 Bachman 228 Bachman 243 Bachman 244 Bachman 250 Bachman 251 Bachman 256 Bachman 300 Bachman 301 Bachman 303 Bachman 308 Bachman 1910s 1910s 1910s 1880s 1920s 1910s 1900s 1920s 1920s 1900s 1910s 1910s 1910s 1860s 1930s 1900s 1920s 1920s 1910s 1940s 1920s 1930s 1880s 1930-40s 1920-30s 1930s No Specific Date 78 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos 320 Bachman 1920s 327 Bachman 1940s 212 Bean 1890s 236 Bean 1900s 102 Massol 1880s 106 Massol 1870s 114 Massol 1880s-90s 119 Massol 1870s 120 Massol 1930s 124 Massol 1930s 125 Massol 1860s 130 Massol 1860s 134 Massol 1920s 136 Massol 19 Century 144 Massol 1920s 155 Massol 1910s 156 Massol 1910s 210 Massol 1920s 218 Massol 1860s 220 Massol 19 Century 231 Massol 1930s 320 Massol 1910s 216 Nicholson 1910s 222 Nicholson 1920s 255 Nicholson 1920s 304 Nicholson 1940s 310 Nicholson 1860s-1940s 315 Nicholson 1920s 100 Tait 1890s 103 Tait 1900s 106 Tait 1890s 115 Tait 1890s 116 Tait 1860s 116 Tait 1920s 118 Tait 1890s 122 Tait 1890s 125 Tait 19 Century 128 Tait 1890s 131 Tait 1860s 136 Tait 1870s 142 Tait 1910s 145 Tait 1910s 146 Tait 1920s 150 Tait 1920s 202 Tait 1930s 203 Tait 19 Century 207 Tait 1900s 213 Tait 19 Century 215 Tait 19 Century 218 Tait 1880s Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 APPENDIX B Historic Districts 225 Tait 230 Tait 231 Tait 314 Tait 334 Tait 100 Wilder 101 Wilder 107 Wilder 113 Wilder 114 Wilder 115 Wilder 121 Wilder 123 Wilder 124 Wilder 127 Wilder 128 Wilder 131 Wilder 134 Wilder 138 Wilder 139 Wilder 147 Wilder 150 Wilder 153 Wilder 204 Wilder 205 Wilder 208 Wilder 211 Wilder 212 Wilder 218 Wilder 221 Wilder 224 Wilder 225 Wilder 1910s 1880s 1860s 1920s 1920s 1890s 1890s 1900s 1900s 1930s 1910s 1880s 1910s 1900s 1920s 1910s 1930s 1870s 1920s 1860-70s 1890s 1910s 1870s 1900s 1880s 1900s 1920s 1860s-70s 1860s-70s 1920s 1860s-70s 1910s Source: Historic Inventory Survey conducted by Anne Bloom- field Architectural The predominance of Victorian architecture, including informal wood frame cottages and impressive homes, intermixed with bungalow style cottages, Colonial Revival, and Mission Revival homes built somewhat later reflect the history and development of the district. Individual architectural distinction is not the important factor in an historic district but the neighborhood entity created. The Almond Grove area is unique in that of the 78 pre-1895 houses built here, 64 or about 82% still grace the streets. In addition, 22 houses built between 1895 and 1908, 31 houses built between 1908 and 1916 and another 30 houses built between 1917 and 1930 still exist. The 1989 earthquake significantly damaged two houses built prior to the 1900's and one house built in the 1920's which were 79 APPENDIX B Historic Districts demolished. A total of 180 structures now line the streets within the boundaries of the district, 147 or 82% of those structures were built by 1930. The streetscapes remain basically unchanged, lending the district a special old- time feeling that for many symbolize old Los Gatos and represents an important part of our Town's heritage. UNIVERSITY EDELEN HISTORIC DISTRICT 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 Victorian is the predominant architecture, including informal wood frame cottages and impressive homes, intermixed with Craftsman/Bungalow style cottages built somewhat later. Also present in smaller numbers are Co- lonial Revival. Contributing structures are both residential and commercial. 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 add 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. In 1989 the struc- ture 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 Corporation. 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 Town of Los Gatos 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). Contributors to the District Street AddressEstimated Date of Construction 91 Bentley 107 Edelen 110 Edelen 114 Edelen 124 Edelen 217 Edelen 219 Edelen 233 Edelen 239 Edelen 252 Edelen 255 Edelen 258 Edelen 68 Miles 72 Miles 40 University 112 University 123 University 205 University 210 University 217 University 229 University 230 University 241 University 242 University 245 University 250 University 251 University. 254 University .266 University 313 University 324 University, 326 University 327 University 329 University 330 University 333 University 259 University 1910s 1890s 1930-50s 20th Century 1900s 19th Century 1920s 1890s 1890s 1910s 1920s 1920s 1920s 1890s 1901 1930s 1900s 1900s 1920s 1910s N/A 1920s 1930s 1860s 1930s 1920s 1930s 1890s 1890s 1920s 1920s 1920s 1890s 1920s 1900s 1910s 1940s 80 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos 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 Source : Historic Inventory Survey conducted by Anne Bloomftekl BROADWAY HISTORIC DISTRICT Historical The Broadway area was the first residential subdivision, and Broadway was the first residential street in the Town of Los Gatos. A 100-acre tract of land including what is now the Broadway area was purchased by a Henry D. McCobb in 1863. McCobb planned to subdivide the land into city lots and name the new city Cobbsville. The land was ultimately sold to ex -Vermonter John W. Lyndon, one of the most well-known names in early Los Gatos history, and it was Lyndon who, on Septem- ber 24, 1881, subdivided the area into 48 lots, selling for $125 and up. On January 5, 1883 Broadway, was opened up to access the Lyndon subdivision. Broadway was the first plotted street in Los Gatos. Scattered houses and businesses such as Forbes Mill preceded Broadway, but this subdivision marked the beginnings of a formally laid -out Town. In addition to founding Broadway, John Lyndon, APPENDIX B Historic Districts one of the original Town Trustees (equivalent to Town Councilmen), was a stockholder in the new Los Gatos Fruit Packing Co., organized a gas company, started a bank, built a new hotel (Ten Mile House, predecessor to the Lyndon Hotel) and deeded the land for the Southern Pacific Coast Railway depot, where the post office now stands. Among the first land purchasers was William L. Lin- gley, once a sailor from Maine, who bought the Lyndon Subdivision All for $600 in gold coin in September, 1881. Part of the original Lingley home still stands near what are now the apartments at 350 W. Main Street. The creek run- ning through that area and # 1 Bayview (original location of the Victorian Abbey Inn) is called Lingley Creek. The historic John W. Lyndon home, which later be- came the Farwell home, was a Victorian mansion at 55 Broadway. John's brother James built a stately two-story residence at the southwest corner of Broadway and S. Santa Cruz Avenue when Broadway was still a dirt road. The cottages built in 1887 for Mr. Thomas Hayselden still stand. Clifton Avenue was once called Hayselden Avenue. Among memorable people who have dwelt on Broadway was Marion Mace Lyndon, second wife of John Lyndon. Her mother was a minor poet and friend of Longfellow. The Mace home still stands on Clifton Avenue. According to neighbors, the present Bruce Berryman residence at 89 Broadway was once rented by writer Jack London's first wife. Contributors to the District Street Address Estimated Date of Construction 29 Broadway 1870s 37 Broadway 1890s 42 Broadway 1910s 44 Broadway 1870s 45 Broadway 1870s 47 Broadway 1930s 50 Broadway 1900s 56 Broadway 1910s 62 Broadway 1880s 65 Broadway 1910s 68 Broadway 1980s 72 Broadway 1880s 74 Broadway 1920s 81 Broadway 1930s 84 Broadway 1900s 85 Broadway 1880s Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 81 Town of Los Gatos APPENDIX B Historic Districts 86 Broadway 1930s 93 Broadway 1880s 107 Broadway 1870s 131 Broadway 1870s 16 Clifton 1910s 24 Clifton 1910s 249 W Main 1880s 251 W Main 1870s 253 W Main 1910s 325 W Main 1920s Source: Historic Inventory Survey conducted ly Anne Bloom- field Architectural The proposed district contains approximately 51 struc- tures, many of which were built before 1900 and are sig- nificant both historically and architecturally. A variety of architectural styles are represented in the area, including Victorian, Craftsman/Bungalow, Colonial Revival and one Norman French. The Norman French is unique, not only to the district, but to the Town of that era. Although it is not as old as many of the other houses, it was designed by Henry Crall, whose family has been in Los Gatos since the late nineteenth century. The house was originally an exact replica of a house Mr. Crall had seen in Normandy, France. The exterior remains unchanged. The structure located on the corner of Tait and Main Street was the first fire house built in Los Gatos for that specific purpose. It was constructed in 1927 with funds raised through a bond issue and housed a 750-gallon American LaFrance pumper. The building now houses the Los Gatos Museum. One of the architectural gems of the area, the Water- man House, built in 1883 at 45 Broadway, is a superb and excellendy preserved example of Victorian Italian - ate style. Taken together, the homes in the Broadway and Main Street area offer a diverse and irreplaceable sample of architectural styles, including some of Los Gatos' oldest and most distinctive buildings. Listed below are Town features recommended for preservation. Review by the Historic Preservation Com- mittee is required for any changes to these features. 1. Roads are concrete and should be repaired to maintain appearance as of the year 1992. 2. Date stamps in concrete sidewalks. FAIRVIEW PLAZA HISTORIC DISTRICT Historical "Fairview Plaza" was the original name given the cul- de-sac termination of Pennsylvania Avenue in the subdivision known as "Fairview Addition", surveyed in June, 1885 by Herrmann Brothers, Land Surveyors, San Jose, California, for Mr. F. H.McCullagh and recorded in County of Santa Clara, Book 5 of Maps, page 26. "Fairview Plaza" retains the same configuration as originally mapped and contains a landscaped island as a focal point. Approximately three quarters of the homes within the subdivision were built prior to 1900 and retain the character of that era. The pedestrian walk labeled "Turnstile Walk" on the original map remains essentially unchanged and is located at the eastern end of the cul- de-sac. While originally named "Pennsylvania Avenue," that portion of the street within the "Fairview Addition" subdivision has been renamed Fairview Plaza (from the cul-de-sac west to the intersection with Oak Knoll Road, Manzanita Avenue, and Wadsworth Avenue). Both the street and adjoining houses are popularly referred to as "Fairview Plaza." "Fairview Plaza" is a rare and unique neighborhood because of the authentic, well -maintained Victorian and Craftsman houses in dose proximity with one another. The atmosphere is enhanced because the street is not a "through street," thus allowing a scale and sense of "apparitions" which is not found in most other neigh- borhoods. Contributors to the District Street Address 44 Fairview Plaza 48 Fairview Plaza 52 Fairview Plaza 57 Fairview Plaza 63 Fairview Plaza 75 Fairview Plaza 78 Fairview Plaza 80 Fairview Plaza 89 Fairview Plaza 90 Fairview Plaza 91 Fairview Plaza 92 Fairview Plaza 95 Fairview Plaza 98 Fairview Plaza 99 Fairview Plaza Estimated Date of Construction 19108 1900s 1890s 18908 1890s 1880s 1890s 1860-1890s 18708 1890s 19008 19008 1890s 1890s 1910s 82 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos APPENDIX B Historic Districts Soune: HutoricInventory Survey conducted by Anne Bloom- field Listed below are Town features recommended for preservation. Review by the Historic Preservation Com- mittee is required for any changes to these features. 1. Central Plaza Island. 2. The access to Turnstile Walk. 3. Date stamps in concrete sidewalks. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 83 Town of Los Gatos APPENDIX C Cellar Policy TOWN COUNCIL POLICY TOWN OF LOS GATOS SUBJECT: CELLARS Enabling Action: 2002- 167 Approved: Randy Attaway, Mayor Effective Date: October 21,2002 PURPOSE: General Plan policy L.P.2.3 states: "Encourage basements and cellars to provide "hidden" square footage in -lieu of visible mass." The following policy shall be used by staff when reviewing plans that include a cellar. DEFINITION: A cellar is an enclosed area that does not extend more than: four feet above the existing or finished grade in any location. Cellars, as defined here, shall not be included in the FAR. That area of a cellar where the building height exceeds four feet above existing or finished grade shall not be included in this definition and shall be included in the floor area calculation. For purposes of this policy, whichever grade (existing or proposed) results in the lowest building profile of a building shall be used. POLICY In reviewing plans for cellars staff shall consider the following: • A cellar shall not extend more than four feet above the adjacent finished grade at any point around the pe- rimeter of the foundation. Below grade floor area must meet the above definition of cellar to be excluded from the floor area calculations for the structure. • If any portion of a cellar extends more than four feet above grade, that area shall be included in the floor area calculation. • Light and exit wells may encroach info front and side yard setbacks provided that a minimum three-foot wide pedestrian access is provided, around the light wells). Light wells and exiting shall be the minimum required to comply with the Uniform Building Code criteria for natural light and ventilation. . • Below grade patios may extend out from a cellar into the required rear yard provided that a minimum 10 foot setback is retained from the rear property line. • Cellars and basements (except light and exit wells) shall not extend beyond the building footprint. • The Planning Commission may allow an exception to this policy based on extenuating or exceptional circumstances applicable to the property including size, shape, topography, location or surroundings. The Commission shall make findings to support such a decision 84 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos GREEN BUILDING STRATEGIES AND MATERIALS The examples listed below represent a limited sample of currently available green building strategies and materials. Additional resources are listed at the end of this section. Some of the following techniques may be applicable to more than one category although they are listed only once. If a strategy is followed with an asterisk (*) it indicates that it is available at kw or no additional cost. 1. Design strategies that maximize the use of renewable energy resources for heating, cooling and lighting. a. Passive Solar Heating Orient the house to minimize east -west sun exposure. * • Locate the most used living areas on the south side of the house. * • Locate the majority of windows on the south elevation; limit windows on the west elevation; do not block morning/east sun exposure * b. Natural Cooling/Ventilation • • Orient the house to capture prevailing summer winds. * Locate inlet windows upwind and outlet windows downwind. * Place inlet windows low and outlet windows high to achieve a "chimney ef- fect".* • Install double or triple paned, low emis- sion windows. * • Install a whole -house fan. * • Provide overhangs or awnings on south facing windows. • Plant deciduous trees to shade west fac- ing glass in summer but allow for sun in winter. * • Fit or lower building into the grade to reduce wall exposure. APPENDIX D Sustainable Design c. Natural Daylight • Locate windows and design floor plans to provide daylight in all living spaces. * • Use narrow floor plates (30-40 feet) to maximize daylight. * • Install solar tubes, skylight, and fiber op- tics daylighting systems. 2. Strategies that conserve energy and water. • Install photovoltaic panels or shingles to reduce utility consumption by at least 25%. • Install thermal glazing. * • Install wall/roof/floor insulation above Tide 24 required R-values. * • Install foundation insulation. * • Install high efficiency heating (AFUE 90% or better) and cooling (SEER 12) systems. * • Install at source or tankless water heat- ers. * • Install lighting controls (occupant sensors & timers).* • Install high efficiency lights. * Install high efficiency appliances (for ex- ample, energy star appliances). * Install solar hot water heaters. Install ceiling fans. * Install hydronic heating. Install thermo-syphoning roof. • Install geothermal air tubes. • Design and install water efficient native landscaping and irrigation. * • Install agrey water system to utilize waste water for landscape irrigation. • Use locally produced products and prod- ucts that require minimal processing. * Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 85 APPENDIX D Sustainable Design 3. Strategies for building materials. Use materials that reduce the consumption of nonrenewable resources and that improve air quality. a. Structural frame materials that reduce resource use. • Use concrete with a minimum of 25% fly ash content. • Use engineered lumber for structural materials instead of conventional lumber (e.g. gluelam, microlam, laminated veneer lumber, wood "I" joists, oriented strand board or parallel strand lumber). * • Use recycled content steel. • Specify pier foundation (uses less con- crete). b. Use renewable, salvaged and recycled materi- als. • Utili>e materials from rapidly renewable sources. A few examples are Forest Certi- fied Council (FSC) certified wood, natural linoleum, bamboo flooring, cork. • Use salvaged or reused materials. • Use building products from recycled materials (e.g. carpet, carpet padding, decking). Specify insulation that, at a minimum, is made from recycled materials and is formaldehyde free. Consider using blown cellulose with low toxic binders. c. Use non -toxic materials and finishes (improves air quality). Use urea -formaldehyde free materials (e.g. All Green or Medite medium density fiberboard). Use low/no volatile organic compounds (VOC) and formaldehyde free interior paint, solvents and adhesives, caulking and finishes. Avoid materials that offgas VOC's or HCFC's. • Consider using geothermal air tubes. Town of Los Gatos ADDITIONAL SUSTAINABLE DESIGN RESOURCES The sources listed below are periodically updated to present the most current advances in green building technology and materials. • Build it Green www. buiklitgreen.org • Environmental Building News www.buildinggreen.com • US Green Building Council www.u.rgbe.org • National Association of Home Builders www.nahb.org • Green Building Alliance wwiugbapgh.org • Rocky Mountain Institute www. rrni. orq • Sustainable Building Industry Council www! sbicouncil org • Southface www.soutl face.org • Technical Center for Appropriate Tech wungneat.org/ reh • California Integrated Waste Manage- ment www.stopwaste.org 86 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos APPENDIX E Historic Resources Status Codes CODE STATUS 1S Listed in the National Register of Historic Places 2S Officially determined to be eligible for the Na- tional Register and appears to be eligible for local designation 3S Appears to be eligible as an individual property for the National Register and local designa- tion 3D Contributor to a district that appears eligible for the National Register and local designation 3N Noncontributor to a district that appears eligible for the National Register and local designa- tion 3V Vacant parcel in a district that appears eligible for the National Register and local designation 3B Appears eligible for the National Register and lo- cal designation as both an individual property and as a contributor to a district 4B May become eligible for the National Register and local designation as both an individual property and as a contributor to a district 4D Contributor to a district that may become eligible for the National Register and local designa- tion 4N Noncontributor to a district that may become eligible for the National Register and local designation 4S May become eligible as an individual property for the National Register and local designation 4V Vacant parcel in a district that may become eligible for the National Register and local designation CODE STATUS 5S Appears eligible for local designation as an indi- vidual property 5D Appears eligible for local designation as a con- tributor to a district 5N Noncontributor to a district that appears eligible for local designation 5V Vacant parcel in a district that appears eligible for local designation 5B Appears eligible for local designation both as an individual property and as a contributor to a district 6S Appears ineligible for local designation but con- tributes to the Town's historic atmosphere 7S Appears ineligible for local designation because built after 1941 C Preliminary rating: Contributor to Town's historic feeling but has had some alterations I Preliminary rating Contributor to Town's historic feeling and appears intact N Preliminary rating: New; Appears to have been built since 1941 R Preliminary rating: Remodeled heavily; appears built before 1942 RS Preliminary rating May become eligible for local designation based on future research RG Preliminary rating: Contributor to group eligibil- ity for local recognition only Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 87 • i