08 Staff Report - Hillside Residential ZonesDATE:
TO:
FROM:
SUBJECT:
MEETING DATE: 10/6/08
ITEM NO: /
COUNCIL AGENDA REPORT
October 2, 2008
MAYOR AND TOWN COUNCIL
GREG LARSON, TOWN MANAGER A-\ /\----------‘
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;
INTRODUCE ORDINANCES AMENDING ZONING CODE CONSISTENT
WITH DESIGN GUIDELINES.
ZONING ORDINANCE AMENDMENT A-08-001.
HISTORIC DISTRICT DESIGNATION APPLICATIONS HD-08-01,
HD-08-02, HD-08-03 AND HD-08-04.
APPLICANT: TOWN OF LOS GATOS
RECOMMENDATION:
1. Hold the public hearing and receive public testimony;
2. Close the public hearing;
3. Take the following actions:
a. Residential Design Guidelines
Adopt the resolution with modifications as outlined in this report and/or discussed at this
meeting to the Residential Design Guidelines (Attachment 6). (MOTION REQUIRED)
b. Town Code Amendment
• Accept report in the form of meeting minutes from the Planning Commission
regarding the Town Code amendment. (Attachment 2) (MOTION REQUIRED)
• Direct the Clerk Administrator to read the title of the ordinance. (NO MOTION
REQUIRED)
• Move to waive the reading of the ordinance. (MOTION REQUIRED)
• Make the required finding that the proposed Town Code amendment is consistent
with the General Plan. (MOTION REQUIRED)
PREPARED BY: BUD N. LORTZ
DIRECTOR OF COMMUNITY DEVELOPMENT
N:\DEV\CNCLRPTS120081Resguidelines.2.2.doc
412
Reviewed by: Assistant Town Manager / Town Attorney
Clerk Administrator Finance '/ Community Development
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: RESIDENTIAL DESIGN GUIDELINES
October 2, 2008
• Introduce the ordinance to effectuate the Town Code amendment (Attachment 11).
(MOTION REQUIRED)
• Direct the Clerk Administrator to publish the ordinance within 15 days after adoption.
(NO MOTION REQUIRED)
c. Historic District Ordinance Amendments
• Direct the Clerk Administrator to read the title of the four Historic District
ordinances. (NO MOTION REQUIRED)
• Move to waive the reading of the ordinances. (MOTION REQUIRED)
• Make the required finding that the proposed Ordinances are consistent with the
General Plan. (MOTION REQUIRED)
• Introduce the ordinances (Attachments 7 through 10). (MOTION REQUIRED)
• Direct the Clerk Administrator to publish the ordinances within 15 days after
adoption. (NO MOTION REQUIRED)
BACKGROUND:
Town Council considered this matter on August 4, 2008 and continued the matter with directions
to:
1) Incorporate the changes directed by Council in the Draft Residential Design Guidelines
(RDG), and
2) To inform architects who have done work in Los Gatos, that the current draft of the
Residential Design Guidelines is available for review and to encourage the architects to
review the document and to provide input to Town staff.
The matter was scheduled to be heard by Council on September 15, 2008 but was continued
without discussion due to the length of the agenda.
DISCUSSION:
A. Summary of Changes
The Draft RDG incorporates the changes as directed by Council discussed in the August 4,
2008 report on this matter. The guidelines also incorporate the following changes as directed
by Council.
• Solar Panels — First bullet of Section 3.11.4 on page 37 has been modified to
eliminate the comment regarding inconspicuous locations of the panels and now
discusses how to design the panels.
• Compliance with historic preservation — On page 54, Section 4.10, the bullet sections
were modified to be less negative and easier to read.
Staff also modified the incorporation of a native plant list in the draft RDG. The native plant
list used by the Town of Los Gatos is specifically for properties located in the Hillside Area
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: RESIDENTIAL DESIGN GUIDELINES
October 2, 2008
and therefore, would not be applicable to the RDG. To meet the intent of this direction, the
side bar on page 20 references a web site of the Santa Clara Valley Water District which lists
recommended water wise and native plantings for the County.
B. Notice to Architects
Letters were sent to architects who have done work in Los Gatos, informing them that the
current draft of the RDG is available on the Town's web site. The architects were
encouraged to review the document and provide input to Town staff. Three letters were
received (Attachments 16, 17 and 18). Staff does not believe that the comments warrant any
changes to the RDG. Following is a summary of the comments with a response from staff
• Architects need more latitude on window style, building materials and architectural
elements. Staff Note: The guidelines require window styles and elements to be
compatible with the architectural style of the house which is a design quality that the
Town strives for. As for materials, the guidelines state that wood windows are
common in Los Gatos and are desired. The guidelines allow for simulated wood
materials and metal windows for modem style homes,
• Roof pitches should be allowed to be varied in neighborhoods. Staff Note: The
guidelines do not prohibit varied neighborhood roof pitches.
• Concern that hillside guidelines will be used for certain non -hillside area properties.
Staff Note: There are numerous hillside lots in Town that are not subject to the
Hillside Development Standards and Guidelines (HDS&G). There are no criteria for
these parcels to evaluate site constraints, visibility, grading, drainage, and retaining
walls. The Town's current regulations also do not address the maximum house size
permitted on lots greater than 30,000 square feet for properties outside of the hillside
area. Therefore, the proposed guidelines require that parcels with an average slope of
10% or greater outside of the Hillside Area be governed by the proposed RDG and
specific sections of the HDS&G. In addition, it is proposed that lots larger than
30,000 square feet be subject to the gross floor area requirements of the HDS&G.
• Basement and cellar definitions should be revised to be consistent with Building Code
definitions. Staff Note: This is not possible since the Town has different definitions
which allow exemptions to the FAR.
• Define when the Town's Consulting Architect is required or eliminate this
requirement and require all plans to be prepared by a licensed architect. Staff Note:
Staff does not recommend this change for two reasons:
1) To provide property owner flexibility in design services. selection and 2) to
ensure the availability of independent professional design review for staff, the
Planning Commission and the Council.
• The neighborhood assessment worksheet adds additional time to the application
process. Staff Note: This is correct, however, the worksheet is intended to assist the
application process, not hinder the process. The worksheet requires property owners
and design professionals to focus their attention on important neighborhood patterns
which Town staff and the deciding bodies will use when reviewing the
appropriateness of design proposals in regards to neighborhood compatibility.
PAGE 4
MAYOR AND TOWN COUNCIL
SUBJECT: RESIDENTIAL DESIGN GUIDELINES
October 2, 2008
• Need clarity regarding landscape requirements. Staff Note: Discussed below.
STAFF COMMENTS:
Subsequent to Council's review on this matter, Council discussed the regulation of ornamental
landscaping and the use of architectural copper. Based on these discussions, it is recommended
that Council review the following sections of the draft RDG to ensure the wording is acceptable.
If Council determines that the language should be modified, the specific changes should be
included as part of the motion.
Landscaping
The sidebar on page 20 contains the following wording regarding landscaping:
Landscaping decisions are largely left to the discretion of the individual property owner.
However, residents are encouraged to be aware and respectful of the landscape
character 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 patterns of the block front.
• Equal or exceed the quality and density of landscaping of the block front.
• Limit the amount of hardscape paving in the front setback.
• Use materials (e.g., lawn) similar to other homes along the block front.
• Utilize a similar degree of formality or informality as seen on other district lots.
• Drought tolerant and native plantings are encouraged to reduce water consumption.
Applicants are encouraged to consult the Santa Clara Valley District's Water -wise
Plant List at www.valleywater.or2/Water/Water conservation/In the home/Water-wise
plant list.shtm
Architectural Copper
The sidebar on page 32 contains the following wording regarding 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 Agency's National Pollutant Discharge
Elimination System (NPDES) permit program, which controls water pollution by
regulating point sources that discharge pollutants into waters of the United States.
PAGE 5
MAYOR AND TOWN COUNCIL
SUBJECT: RESIDENTIAL DESIGN GUIDELINES
October 2, 2008
Although individual homes that are connected to a municipal system, use a septic tank, 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 communities.
The major uses of architectural copper 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:
• Use another roofing material of similar appearance, such as, coated steel or pre
patinated copper.
• Cover the copper feature with a clear coating.
• Avoid use of chemicals that are applied at the construction site to accelerate copper
patina development.
The sidebar discussion was not previously translated into a specific guideline. Consequently, it is
recommended that the following bullet be added at the end of Section 3.8.1 if the Council
concurs that architectural copper should be discouraged.
• The use of architectural copper is discouraged. The mitigation measures contained in
the sidebar may be required as determined appropriate by the deciding body on a
case -by -case basis. Refer to sidebar.
Cellars
The Planning Commission has recently requested Council direction about cellars. Policy L.P.2.3
of the General Plan states "Encourage basements and cellars to provide "hidden" square footage
in -lieu of visible mass". Some of the Commissioners interpret this to mean that an applicant
should not maximize the allowable footage and propose a cellar although the structure has been
designed so that the bulk and mass is compatible with the neighborhood. Section 3.3.2 of the
draft RDG (page 23) attempts to clarify this issue by stating "Applications with cellar space will
be carefully evaluated to ensure that substantial efforts have been made to reduce visible mass to
ensure compatibility with the site's immediate neighborhood". Until the General Plan is updated
to clarify the intent of Policy L.P.2.3, it is recommended that the following be added to the end
of the sentence from the RDG noted above, "...and the floor area of the cellar shall not be
evaluated or included in reviewing the overall floor area of the structure".
Since there is no clarification of Policy L.P.2.3 for parcels in the hillside area, it is recommended
that the resolution to adopt the RDG include the following statement:
Further Resolved, the Town Council has determined that the intent of Policy L.P.2.3 of
the General Plan relating to cellars, as defined in the Residential Design Guidelines, shall
be incorporated in future updates of the Hillside Development Standards and Guidelines,
the Grading Ordinance and the Cellar Policy for consistency.
PAGE 6
MAYOR AND TOWN COUNCIL
SUBJECT: RESIDENTIAL DESIGN GUIDELINES
October 2, 2008
CONCLUSION:
The RDG will provide up-to-date and comprehensive regulations to assist property owners and
developers through the development review process. It is recommended that Council discuss the
comments noted above. Additional changes directed by Council will be incorporated in the final
document.
ENVIRONMENTAL ASSESSMENT:
It has been determined that these projects could not have a significant impact on the
environment; therefore, the projects are not subject to the California Environmental Quality Act
(Section 15061 (b)(3)).
FISCAL IMPACT: None.
Attachments:
Previously Submitted to Town Council:
1. Draft Single and Two Family Residential Design Guidelines.
2. Excerpt of the Planning Commission meeting minutes of April 23, 2008.
3. Report to the Planning Commission for the meeting of April 23, 2008.
4. Excerpt of the Planning Commission meeting minutes of February 27, 2008.
5. Report to the Planning Commission for the meeting of February 27, 2008 (Exhibits 1 through
6 and 8 and 9 removed and incorporated as Attachments 1 and 6 through 10 and 12 and 13.
6. Draft Council Resolution.
7. Draft Ordinance amending the Almond Grove Historic District Ordinance.
8. Draft Ordinance amending the Broadway Historic District Ordinance.
9. Draft Ordinance amending the Fairview Plaza Historic District Ordinance.
10. Draft Ordinance amending the University/Edelen Historic District Ordinance.
11. Draft Zoning Ordinance Amendment.
12. Matrix of key changes.
13. Gross Floor Area Chart from the Hillside Development Standards and Guidelines.
14. Letter from the State Office of Historic Preservation, dated April 30, 2008.
New Submittals
15. Draft #3 of the Single and Two Family Residential Design Guidelines, dated September 5,
2008.
16. Letter from Gary Schloh (one page) received September 10, 2008.
17. Letter from Terry Martin (two pages) received September 12, 2008.
18. Letter from Chris Spaulding (one page) received September 15, 2008.
Distribution:
Larry Cannon, Cannon Design Group, 180 Harbor Drive, Ste 219, Sausalito, CA 94965
BNL:SLB:mdc
Single and Two Family
Residential Design
Guidelines
Town Council
Review Draft #3
September 5, 2008
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
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
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
3
Town of Los Gatos
ACKNOWLEDGMENTS
TOWN COUNCIL
Barbara Spector
Dfike Wasserman
Steve Glickman
Diane McNutt
Joe Pirzynski
Mayor
Vice -Mayor
PLANNING COMMISSION
Joanne Talesfore Chair
D. Michael Kane Vice Chair
John Bourgeois
Philip Micciche
Thomas O'Donnell
Stephen M. Rice
Marico Sayoc
GENERAL PLAN
John Bourgeois
Tom O'Donnell
Joanne Talesfore
Joe Pirzynski
Barbara Spector
Barbara Cardillo
Marcia Jensen
Jane Ogle
Margaret Smith
COMMITTEE
Planning Commission
Planning Commission
Planning Commission
Town Council
Town Council
Community Services Commission
Public Representative
Public Representative
Business Representative
HISTORIC PRESERVATION COMMITTEE
Kendra Burch Chair
Len Pacheco Vice -Chair
Bob Cowan
Philip Micciche
Marico Sayoc
TOWN STAFF
Greg Larson
Pamela Jacobs
Orry Korb
Bud Lortz
Randy Tsuda
Sandy Baily
Larry Cannon
Town Manager
Assistant Town Manager
Town Attorney
Community Development Director
Assistant Community Development Director
Associate Planner
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.
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
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 How to Read
Your Neighborhood Workbook 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.
Shank! you have any questions about
these guidelines, please contact the Com-
muni3 Development Department at (408)
35 F-6872
5
Town of Los Gatos
INTRODUCTION
1
RELATIONSHIP TO OTHER PLANES
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
UniversiO/ Edelen Historic District
• Residential Design Guidelines for the
Broadway Historic District
• Residential Design Guidelines for the
Almond Grove Historic District
• Residential Design Guidelines f r the
Fairview Plaza Historic District
6
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
(HDSEYG'r) is intended to implement the Town of Los Gatos' vision state-
mentfor its hillside and to ensure that all development is in compliance with the
goals, policies, and implementing strategies of the General Plan. In reviewing an
application using both the Residential Design Guidelines and the HDS&G 1,
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.
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
Town of Los Gatos
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
8
-re
Adit ION
erni- -
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
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
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. 1+.Iouzon
McGraw-Hill 2004
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
9
Town of Los Gatos
INTRODUCTION
1
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 includes 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).
Interior Parcel
Corner Parcel
s
Immediate Neighborhood definition
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
INTRODUCTION
1
GENERAL DESIGN PRINCIPLES
The following principles have been used in
the development of these guidek nes, and will
be used by the Town to evaluate plans and
designs that are not covered by a ipe6ific
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
n all sides of the structure
elate 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
11
Town of Los Gatos
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 ly the area
of the site (e.g., a 1,500 square foot
house on a 5,000 square foot lot would
Gave 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.
4 A is the net lot area in thousands of
sq. ft. (e.g., 7,500 sq. ft. is 7.
• Basements are included in the
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)/25x.20
• Garages on lots between 5,000
and 30,000 square feet
FAR =.l0-(A-3)/25x.07
• All structures (excluding up to
400 square feet of garage space
for lots smaller than 5,000 square
feet
FAR =.40-(A-2)/3x.05
F'xceptioni to the above calculations:
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 sire to be deducted
10.1 - 20% : 10% plus 2% for each
1%0 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.
1)
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 lvrvwlotosca,ov
Shouldyou have any questions about the submittal requirements,
review procedures or these guidelines, please contact the Community
Development Department at (408) 354-6872.
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 Development 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 P/a a;
along the Santa CruAvenue 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, Stada, and Erhitney
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 trig, Greenridge Terrace,
Grove Street, Old Adobe, Ouito 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 are 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.
I i
i i
I i
i i
1 1
i Existing
i House ! New
I i I i House j A
I i 1 j
New
House
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 zoning setback.
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 just 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.
1
Mr
Existing
House
New
House
New
House
Existing
House
Do Not
This 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 lots
• 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 !ow 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
Limmi"""ck I
Street
Do
This
Tall fence
2 •�
�Cawt.,ts..tsat;
i
1
Tell flame
an.tt
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 ence heights
Second floor within roof form helps to relate
larger home to smaller neighbors
3
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
15
Town of Los Gatos
NEIGHBORHOOD PATTERNS
2
Avoid exaggerated tall entries like this
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.
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 !ow 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
T
t
Two story
adlacent to
two story
O.K.
Maintain
one story
adjacent to
one story
New Home
Existing
one story
house
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
z
ROOF PITCHES
Many Los Gatos neighborhoods
are characterized by distinctive roof
forms or slopes
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
Town of Los Gatos
NEIGHBORHOOD PATTERNS
2
' Narrow driveway
Narrow driveways with garages at the rear
are a common pattern in many Los Gatos
neighborhoods
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
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.
—•,
Garage
4--;House
• 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.)
House
Garage
• In neighborhoods with garages typically forward of the
main house facade, the use of side loaded garages is strongly
encouraged.
I1
F House
Garage
DO THIS
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
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.)
4
Am 11
UM > ,
4 iSh
h�+g Tandem parking
.1
5 =1!' l tre7C should be considered
art� _ for 3 car garages
bit. in 2 car garage
Id' .. � neighborhoods and for
0101
J �� r'N_j�"a---j ., 2 car garages in T car
,' :? ., ,!• 'aa 5 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.
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.
• Utili>e modular paving materials or special patterns or colors
to break up paved driveway areas in front setbacks.
NEIGHBORHOOD PATTERNS
2
Good example of some techniques to fit a
new house into an established traditional
neighborhood
Circular driveways like this are discouraged
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
19
Town of Los Gatos
NEIGHBORHOOD PATTERNS
2
LANDSCAPING
Landscaping decisions are rge
discretion of the individual properly owner.
However, residents are encouraged to be
aware and respec?ful of the landscape char-
acter of their neighborhood The fallowing
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 eater
District's Water -wise Plant List at Ivzv114
valleywater. org/ Water/ rater corueroation /
In the home/ Water -wise plant lut.shtrrz
TREE ORDINANCE SUMMARY
Protected trees include the following
A!! trees:
• With a single trunk or multiple trunks
which is/ are 12" or greater in diameter
(37'/z" circumference)
• With a 4" or greater diameter (121/2"
circ ifereece) of any truth when removal
relates to any review for which zoning ap-
proval or subdivision approval is required.
• Required as part of a previous zoning or
subdivision approv.aL
A Protected Tree may also be a stand of
trees which are dependent upon each other
Jiff the survival of the stand.
2.5 SITE DEVELOPMENT
2.5.1 Save mature trees and landscaping whenever
possible
• Many 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 wwwlosgatosca.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
Town of Los Gatos
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
• 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 or finishedgrade, and are not counted
in the Floor Area Ratio calculations, by Town Council policy. How-
ever, if any part ofa cellar is above grade, it shall be considered in
analyzing the bulk and mass of the 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 evaluated to ensure that substantial efforts have been made
to reduce visible mass to ensure compatibility with the sites 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 side of the
street, and should include design techniques to minimitie 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
Town of Los Gatos
BUILDING DESIGN
3
Projecting Garage
Avoid too many building elements competing
for attention
Avoid too many roof forms that overly
complicate the design
Other two story wall mitigation techniques
• 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
Deep overhang with brackets
c ' st“.
_ 04. Material and color change
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
Town of Los Gatos
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
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.
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
BUILDING DESIGN
3
HOME ENTRY TYPES COMMON IN
LOS GATOS
li itijll`►►III Ill'f 1 III► 1I
Projecting porch
Entry under roof
eave - with or
without porch
Projecting entry
Inset entry
29
Town of Los Gatos
BUILDING DESIGN
3
Group windows in a manner that is traditional
for the architectural style
Most architectura! styles have
vertically proportioned windows
Shutter shape
and size matched
to the windows
Windows with some depth from
the frame to the glass are desirable
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 muntins
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 Syle 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
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
Strong base
support
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
Town of Los Gatos
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:
•
32
Using another roofing material
of similar appearance, such as
coated steel or pre-patinated
copper.
Covering the co..er feature with
a clear coating.
Avoiding the use of"chediic. s
that are applied at the construc-
tion site to accelerate copper
patina development.
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
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
Town of Los Gatos
Outside
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.
♦. Wall—b.
•
Inside YES Inside
ied
material
material
or color
Change materials
and colors at
inside corners
� O
Outside
Not at
outside
comers
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
lit,,' 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
Town of Los Gatos
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
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: All porches are expected to be usable and have a minimum depth of
6 feet or preferabA 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
Porch beam example with good
depth and details
Some architectural styles suggest simple
columns and railings
311111111111111011111
While others require much more refined
details
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
35
Town of Los Gatos
BUILDING DESIGN
3
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.
• When 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 minimize 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
V.
Use landscaping to minimize energy usage
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
37
Town of Los Gatos
BUILDING DESIGN
3
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:
• Ma_xtimi7e 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'r 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. Recognizingthe 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.
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
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-
ouraged .in historic neighborhoods
New buildings and alterations should
either blend in inconspicuously or
match existing buildings.
Should you have any questions abouti
these guidelines; please contact the Com-
munity Development Department at (408
39
Town of Los Gatos
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
,ridebar on facing page)
Porch columns are often one of
a structure's character -defining
features in Los Gatos
• Which building elements are
original?. '
• Ate 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.. ri final
design?.
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 utili,e 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 for 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.
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
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
• Iaterials
• 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 maul 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
41
Town of Los Gatos
HISTORIC RESOURCES
4
DEMOLITIONS
Demolition (historic structures)
means:
(1) Removal of more than 25% of the
walls) faring a public street(s) (or a street
facing elevation if the parcel is a corridor
lot or is landlocked) or 50% of all exterior
wallr; or
(2) Enclosure or alteration (i.e.: 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 is landlocked)
or fifty (50) percent of the exterior walb
so that they, no longer function as exterior
wal[r, 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 characler if
approved by the Town or deciding body.
c. Removal. The removal of an
addition(s) 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 wally
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.
42
• 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 Towns 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 Community
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.
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.
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
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 orad-
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 havebeen 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.
43
HISTORIC RESOURCES
4
BROADWAY
HISTORIC DISTRICT
44
Town of Los Gatos
HISTORIC DISTRICT RESIDENCES
ALMOND GROVE
frarkiaHISTORICDISTRICT
MEI MR
R■
S`�l��!1
I■' L1 j kl
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
Town of Los Gatos
HISTORIC DISTRICT RESIDENCES
IVER -" D
HISTORIC DISTRICT
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
HISTORIC RESOURCES
4
FAIRVIEW PLAZA'
HISTORIC DISTRICT.
45
Town of Los Gatos
HISTORIC RESOURCES
4
ss
46
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
.1
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 utilizing the 1991 Historical Resources Survey Project for Los
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.
Details
Roof Forms
Overhangs
1-- - Wall Siding
r
—� Window Trim
♦— Chimneys
Bay Windows
Columns
Railings
Foundations
Roof Forms
Porch Details
• Windows
Columns
Railings
Porch Skirts
Rock Walls
Examples of some character -defining elements
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, cultural, or architectural values. For
additions to a historic resource, applicants should alto refer to Section
4.9: Additions to Structures below.
The reconstruction of a historic resource is the act or process of depict-
ing, by means of new construction, the form, features, and detailing
of a non -surviving site, landscape, building, structure, or of jec1 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 building 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.
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
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.
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 appkcable to Mission Revival/Mediterranean style 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 lites (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
Masonry and stucco chimneys are
preferred
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
49
Town of Los Gatos
HISTORIC RESOURCES
4
Restore porches to their original form and
detail whether simple, as above, or decorative
as below.
• 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
Town of Los Gatos
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
52
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 include
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.
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
Town of Los Gatos
HISTORIC RESOURCES
4
EXAMPLES OF SYMPATHETIC
NEW CONSTRUCTION
Nk�gi�lnill!il!li!IlII!INIIIIIII
•K-'
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 style and design of
contributing structures in the district. In general, Victorian, Crafts-
manl 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, recogni .yd
architectural style 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 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 elements 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
Town of Los Gatos
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 & Detail Rules of Thumb
Stephen M Henderson
McGraw-Hill 2004
• Los Gatos Observed: The Architecture
History of Los Gatos, California
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
56
• 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 Tess 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.
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.
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
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 (usnilly
a right angle) to the street which provides vehicular ac-
cess to the garage.
57
Town of Los Gatos
GLOSSARY
5
Garage: Split
A garage which utili>es 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.
58
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 popnlari>ed 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 a 4 in 12 pitch.
Roof Ridge
The llnri7ontnl Tine formed when two roof Curfaces
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.
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
Town of Los Gatos
GLOSSARY
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
rI I !I!! ill! .IIIfiVn{
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. This 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 closest to the subject parcel - those that are most likely to be seen in
the same rontert 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.
.informal)
.., 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 trim 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
1 Car Wde
`1 requency 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
Garage
iEEJ--
Alley Access
Building Heights
1 Story
Frequency of
Occurrence
5 or more
2-4
0-1
Rear Garage
■ 5 or more
■
2-4
■
0-1
1 1/2 Story
Frequency�-of
Occurrence
5 or more
2-4
0-1
APPENDIX A
How to Read Your Neighborhood
Workbook
Neighborhood Patterns
3 Cars Wide
Frequency of
Occurrence
5 or more
2-4
0-1
2 Car Front
Frequency of
Occurrence
5 or more
2-4
0-1
1 and 2 Story
Frequency of
Occurrence
5 or more
2-4
0-1
Corner Parcels
Immediate Neighborhood Parcels
2 Car Back
Frequency of
to
!Occurrences
5 or more
2-4
0-1
2 Story
Frequency of
Occurrences
5 or more
2-4
0-1
Side Loaded
`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
1 2 III 3
Street
4
9
8
7 6 5
Interior Parcel
4
i
1 1 2
Street
11 10 9
0,
8
7
Corner Parcel
Immediate Neighborhood Parcels
Victorian
-MAW
!
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
cry
5 or more
2-4
0-1
Modern
■
5 or more
2-4
0-1
APPENDIX A
How to Read Your Neighborhood
Workbook
Architectural Styles 2
7
6
Interior Parcel Corner Parcel
Immediate Neighborhood Parcels
Builder Contemporary
Other Historic Other Non -
Style Historic Style
r,
i
t ! ri A
■
5 or more
■2-4
0-1
r48y
Pc4
i_rrA=
i.: ',
■
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
Veg, „ ntz
1 Story
1 1/2 Story
2 Story
1 and 2 Story
2 Story Plus
Street Presence
;Pa GPI`: u
1 Story
1 1/2 Story
2 Story
1 and 2 Story
2 Story Plus
Form and Massing
9
6
7
6 15
Interior Parcel Corner Parcel
Immediate Neighborhood Parcels
Straight Facade
Wide
5 or more
2-4
0-1
Entries
Straight Facade
Narrow
Frequeri6ra ".;, `'
Occurrence.
5 or more
2-4
0-1
Street
L Shape
Frequency of
Occurrence
5 or more
2-4
0-1
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
Frequency of
Occurrence
5 or more
2-4
0-1
nunHui rrrim rf
Frequency of
Occurrence
5 or more
2-4
0-1
Frequency of
Occurrence
5 or more
2-4
0-1
Narrow Porch
Frequency of
;Occurrence
5 or more
2-4
0-1
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
Roof Forms
All Gable Roofs
Frequency of
Occurrence
5 or more
2-4
0-1
Roof Pitches
Flat
Frequency of
Occurrence
5 or more
2-4
0-1
All Hip Roofs
Frequency of
Occurrence
5 or more
2-4
0-1
Low Pitch
Frequency of
Occurrence
5 or more
2-4
0-1
APPENDIX A
How to Read Your Neighborhood
Workbook
Gable and Hip Mix
Frequency of
Occurrence
5 or more
2-4
0-1
Moderate Pitch
Frequency of
Occurrence
5 or more
2-4
0-1
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
Roofs 1
9 19
7 I 5 II
Interior Parcel
a
Corner Parcel
Immediate Neighborhood Parcels
Flat / Low Slope
Frequency of
Occurrence
5 or more
2-4
0-1
Steep Pitch
Frequency of
Occurrence
5 or more
2-4
0-1
Other (Diagram)
Frequency of
Occurrence
5 or more
2-4
0-1
Very Steep Pitch
Frequency of
Occurrence
5 or more
2-4
0-1
67
Town of Los Gatos
APPENDIX A
How to Read Your Neighborhood
Workbook
Roof Overhangs
6"
or
less _
None (6" or less)
Frequency of " f
Occurrence
5 or more
2-4
0-1
Roof Eaves
I 18"
I or
i less
Small (18 " or less)
Frequency of
Occurrence
5 or more
2-4
0-1
OW
A 18 ►
Large (Over 18")
Frequency of
Occurrence
5 or more
2-4
0-1
Roofs 2
8
6
Interior Parcel Corner Parcel
Immediate Neighborhood Parcels
Open
Frequency of
Occurrence
5 or more
2-4
0-1
Roof Features
simple
roof
None
Frequency of
Occurrence
5 or more
2-4
0-1
Open with exposed
rafter tails
Frequency of
Occurrence
5 or more
2-4
0-1
le or Hip
Dormers
Frequency of
Occurrence
5 or more
2-4
0-1
Closed
Frequency of
Occurrence
5 or more
2-4
0-1
Frequency of
Occurrence
5 or more
2-4
0-1
68
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
Town of Los Gatos
Predominant Window Proportions
vertical windows
En PE
no
U CC
Vertical
Frequency of
Occurrence
5 or more
2-4
0-1
Square
Frequency of
Occurrence
5 or more
2-4
0-1
Predominant Window Type
Double Hung
Frequency ofr
Occurrence
5 or more
2-4
0-1
Window Divisions
None
si€ :,
■
5 or more
■
2-4
■
0-1
Casement
Frequeney'of ,
Occurrence
5 or more
2-4
0-1
Panes at top
Frequency of
Occurrence
5 or more
2-4
0-1
APPENDIX A
How to Read Your Neighborhood
Workbook
Windows 1
horizontal windows
1
ur
Horizontal
Frequency of
Occurrence
5 or more
2-4
0-1
Sliding
Frequency of
:;Occurrence
5 or more
2-4
0-1
Panes both
';Frequency of
;Occurrence
5 or more
2-4
0-1
Corner Parcel
Immediate Neighborhood Parcels
Awning
Frequency of
Occurrence
5 or more
2-4
0-1
MO
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
Other (Diagram)
Frequency of
Occurrence
5 or more
2-4
0-1
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
69
Town of Los Gatos
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
Windows 2
2 ® 3
Street
9
9
7
6 5
Street
it to
Interior Parcel Corner Parcel
Immediate Neighborhood Parcels
Window Groupings (Check those that are the most common on the houses nearby)
Singles
Frequency of
Occurrence
5 or more
2-4
0-1
paired windows
Cri'
d%r• ^ r ,
s
-'
LEI El Ti(
❑❑
n 00
Pairs
Frequency of
Occurrence
5 or more
2-4
0-1
Ribbon
Frequency of
Occurrence
5 or more
2-4
0-1
Symmetrical
Frequency of
Occu rrence
5 or more
2-4
0-1
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
Other (Diagram)
Frequency of
Occurrence
5 or more
2-4
0-1
'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
Plain
Frequency of
Occurrence
5 or more
2-4
0-1
Double
Frequency of r
Occurrence
5 or more
2-4
0-1
•
Panels
Frequency of
Occurrence
5 or more
2-4
0-1
APPENDIX A
How to Read Your Neighborhood
Workbook
Door Setting
Door Only
Frequency of
Occurrence
5 or more
2-4
0-1
1
1
Panels and Glass
'Frequency of
Occurrence
5 or more
2-4
0-1
Doors 1
1 1 2 3
Street
pg:im
Interior Parcel Corner Parcel
Immediate Neighborhood Parcels
Sidelights
Frequency of
Occurrence
5 or more
2-4
0-1
n
Divided Panes
Frequency of
Occurrence
5 or more
2-4
0-1
Transom
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
Wood Siding
Frequency of
Occurrence
5 or more
2-4
0-1
Roof Materials
Materials
2
Site
3 4
Street
9 8
7 ' 6 5
Interior Parcel
4
3
1 2
Street
11 10 i 9
5
6
Corner Parcel
Immediate Neighborhood Parcels
Shingles
Frequency of
Occurrence
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
1111111111
Mix of Materials
Frequency of
Occurrence
5 or more
2-4
0-1
Composition
Shingles
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
°°;;.uli innnniiiiI I hIlit
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
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
5 or more
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 ''
Qccurrence
5 or more
2-4
0-1
Frequency of
.Occurrence.:{£ ,r,;t
5 or more
2-4
0-1
Detailed Columns
and Railings
Frequency of
Occurrence
5 or more
2-4
0-1
Accent Details
Immediate Neighborhood Parcels
Frequency of
O cc u rre nce, ..,,iems:
5 or more
2-4
0-1
Half Timber Beams
Frequency of
Occurrence
5 or more
2-4
0-1
Gable Ina Texture
Frequency of
Occurrence
5 or more
2-4
0-1
Towers / Turrets
Frequency of
Occurrence
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
Architectural Styles
a e` . E ' ,4
■ Alley Access
■
Rear Garage
■
2 Car Front
■
2 Bar Back
Side Load
g
mw spa ;'
.
■
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 Cable 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 `c
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
Single
Double
Materials
■
Door Only
■
Sidelights
■
Transom
Plain
Panels
Panels and Glass
Divided Glass Panes
Shaped Door Head
Accenk 4latenat �o�mk o ei
tm edui� tei borCtbod ,,, ,_;
Stone Wall Bases
Brick Wall Bases
Stone Chimneys
Brick Chimneys
Other
Accent Details
"Prima f'`L 4) gI
Wood Siding
■
Shingles
■
Stucco
■
Brick or Stone
■ Mix of 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 4
Loa Gatos
^ High School
Legend
University-Edelen
CIFairview Plaza
ErER Broadway
III Almond Grove
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
77
Town of Los Gatos
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 fox 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,
1898-1902,1ived 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 bceame-the-fir-st-owncr 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 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 bicyde 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 1910s
230 Almendra 1910s
231 Almendra 1910s
237 Almendra 1880s
238 Almendra 1920s
242 Almendra 1910s
245 Almendra 1900s
253 Almendra 1920s
259 Almendra 1920s
302 Almendra 1900s
315 Almendra 1910s
316 Almendra 1910s
322 Almendra 1910s
211 Bachman 1860s
221 Bachman 1930s
222 Bachman 1900s
226 Bachman 1920s
228 Bachman 1920s
243 Bachman 1910s
244 Rachman 1940s
250 Bachman
251 Bachman
256 Bachman
300 Bachman
301 Bachman
303 Bachman
308 Bachman
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
APPENDIX B
Historic Districts
225 Tait 1910s
230 Tait 1880s
231 Tait 1860s
314 Tait 1920s
334 Tait 1920s
100 Wilder 1890s
101 Wilder 1890s
107 Wilder 1900s
113 Wilder 1900s
114 Wilder 1930s
115 Wilder 1910s
121 Wilder 1880s
123 Wilder 1910s
124 Wilder 1900s
127 Wilder 1920s
128 Wilder 1910s
131 Wilder 1930s
134 Wilder 1870s
138 Wilder 1920s
139 Wilder 1860-70s
147 Wilder 1890s
150 Wilder 1910s
153 Wilder 1870s
204 Wilder 1900s
205 Wilder 1880s
208 Wilder 1900s
211 Wilder 1920s
212 Wilder 1860s-70s
218 Wilder 1860s-70s
221 Wilder 1920s
224 Wilder 1860s-70s
225 Wilder 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
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
79
Town of Los Gatos
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
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 1910s
107 Edelen 1890s
110 Edelen 1930-50s
114 Edelen 20th Century
124 Edelen 1900s
217 Edelen 19th Century
219 Edelen 1920s
233 Edelen 1890s
239 Edelen 1890s
252 Edelen 1910s
255 Edelen 1920s
258 Edelen 1920s
68 Miles 1920s
72 Miles 1890s
40 University 1901
112 University 1930s
123 University 1900s
205 University 1900s
210 University 1920s
217 University 1910s
229 University N/A
230 University 1920s
241 University 1930s
242 University 1860s
245 University 1930s
250 University 1920s
251 University. 1930s
254 University 1890s
.266 University 1890s
313 University 1920s
324 University, 1920s
326 University 1920s
327 University 1890s
329 University 1920s
330 University 1900s
333 University 1910s
259 University 1940s
80
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
Town of Los Gatos
111 Edelen
118 Edelen
129 Edelen
130 Edelen
260 Edelen
115 University
118 University
122 University
126 University
128 University
201 University
202 University
215 University
221 University
231 University
232 University
237 University
256 University
262 University
301 University
303 University.
315 University
321 University
350 University
611 University
1880-90s
1890s
1890s
1886
1880s
1910s
1880s,
1870.80's
1880s
1890s
1890s
1870s
1880-90s
1920s
1930s
1920s
1880s
1880s
1890s
1910s
1910s
c.1895
1890s
N/A
1950s
Source : Historic Inventory Survey conducted by Anne
Bloomfield
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
93 Broadway
107 Broadway
131 Broadway
16 Clifton
24 Clifton
249 W Main
251 W Main
253 W Main
325 W Main
1930s
1880s
1870s
1870s
1910s
1910s
1880s
1870s
1910s
1920s
Source: Historic Inventory Survey conducted by 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 excellently 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 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 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
Source: Historic Inventory 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 low 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
Title 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
Town of Los Gatos
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.
• Utilize 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.
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.builditgreen.org
• Environmental Building News
www. buildinggreen. com
• US Green Building Council
www.usgbc.org
• National Association of Home Builders
www.nabb.org
• Green Building Alliance
www.gbapgh.org
• Rocky Mountain Institute
wuay. rrni. orq
• Sustainable Building Industry Council
www.sbicounciLorg
• Southface
www.soutb face. org
• Technical Center for Appropriate Tech
wwruncat.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
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
5D
5N
5V
5B
6S
7S
C
I
N
R
RS
RG
APPENDIX E
Historic Resources Status Codes
CODE STATUS
5S Appears eligible for local designation as an indi-
vidual property
Appears eligible for local designation as a con-
tributor to a district
Noncontributor to a district that appears eligible
for local designation
Vacant parcel in a district that appears eligible
for local designation
Appears eligible for local designation both as an
individual property and as a contributor to a
district
Appears ineligible for local designation but con-
tributes to the Town's historic atmosphere
Appears ineligible for local designation because
built after 1941
Preliminary rating Contributor to Town's historic
feeling but has had some alterations
Preliminary rating Contributor to Town's historic
feeling and appears intact
Preliminary rating New; Appears to have been
built since 1941
Preliminary rating: Remodeled heavily; appears
built before 1942
Preliminary rating: May become eligible for local
designation based on future research
Preliminary rating: Contributor to group eligibil-
ity for local recognition only
Residential Design Guidelines
Town Council Review Draft #3 September 5, 2008
87
I
-
213 Bean Avenue Los Gatos, California 95030 (408) 354-4551
To: Community development department /Planning Division
Re: Residential design Guidelines Update
Message: Following are a few comments concerning the last draft of the 'guidelines', in no particular
order.
A. Windows: Many times the style of windows sets the style of the total Architecture. The
Architect should have some latitude here. (Note: The term true divided lite should not be a
requirement; artificial or snap in grids should not be permitted. Simulated divided lites are most
common as noted under 4.8.4 bullet #7
B. Roof pitches can and should vary in a neighborhood. The same with the roof forms. I fear
that this matrix will be too restrictive to the Architectural style that will enhance the neighborhood.
C Form and massing: Los Gatos does not have any 'row house' neighborhoods so if there
exists a street with the majority of houses high and narrow; a design of a single story house
should be considered. The reverse perhaps should not be considered because of solar access
and privacy. This 'Form and massing' could become very controversial .
D. Materials: Materials are a very sensitive part of a house and neighborhood design. I have
witnessed projects being built in Los Gatos that have a terrible sense of how one material
should interface with another. Give the talented Architect some latitude...remembering that the
Town has Larry Cannon for situations like this.
IN GENERAL: The matrix should not be applied at the cost of innovation and creative design
or the use of elements traditional to the style (ie. craftsman or victorian) it should only be applied
by those with no design expertise that may need help understanding what the elements of a
particular style are, otherwise the literal application of this matrix will lend to non -diverse
neighborhoods with no character.
RECEIVED
SEP 1 0 2008
TOWN OF LOS GATOS
PLANNING DIVISION
Architecture II Restoration Design ■ Environmental Design
ATTACHMENT 16
September 10, 2008
Town of Los Gatos
Comrnunity Development Dept.
Planning Division
110 E. Main Street
Lot Gatos, CA 95030
Attn: Bud Lortz
Re: Residential Design Guidelines Update
Mr. Lortz,
Terry Martin Associates, AIA
Residential -Commercial -Architecture
45 East Main Street, Suite B
Los Gatos, California 95030
395-8016 Fax 395-5732
RECEIVED
SEP 1 2 2008
TOWN OF LOS GATOS
PLANNING DIVISION
Thank you for the opportunity and involving the local architectural community in this
residential update process. As you know, I have been practicing architecture in the Town of Los
Gatos for a number of years. I have reviewed the documents online and have a couple of
comments as follows.
1. I am COntemed that the hillside guidelines will be used for non -hillside properties (ie.
lots over 30,000 s.f.), this was not the intent of the hillside guidelines.
2. Basements and cellars are defined in the California Building Code which differs from the
Los Gatos definition. I wish as part of this revision that the Town would take the time to
bring this in line with the State, as this has caused many issues of conflict over the years.
3. There is a conflict as when the consulting Town Architect is brought into a project. I
would like to see this defined, Or eliminated, better yet state that drawings must be
done by licensed architetts.
4. The neighbor assessment handout worries me that it will be one more level of review in
an already very time consuming process, this speaks to neighborhood patterns which
may or may not be relevant. As an architect, we look at the context of how to best site
home style while maintaining the wishes of the owner for the development of their
property.
ATTACHMENT 17
5. There is a difference between historic districts and the Town as a whole, and my
concern is that the Town is adopting a historic model across the board (ie. trim is req'd
to be min 3 %" @ door and windows, orientation of garages, roof pitches and entry
styles). All of these elements are important in the historic districts, but in other areas
there should be more freedom. It reads that we are not allowing Italian Style country
homes.
6. There is a little confusion about landscaping timing and review(ie. paving stones @ entry
drives)
7. I commend the Town on their "green" approach and not adopting one of the rating
systems as policy.
There are a few of the items that I was able to note in the short time allotted. Please feel free
to give me a call if you wish to discuss these or any other items.
Sincerely,
Terry J. Martin
Architect
CA Lic #C23221
Chris Spaulding, Architect
801 Camelia Street, Suite E
Berkeley, CA 94710
510-527-5997
Fax 527-5999
chris@csarchitect.net
8-15-08
Dear Council members,
RECEIVED
SEP 1 5 2008
jPLANNIN 0� VIAO S
First, allow me to say that I am flattered that 15% of the images within your new "Single
and Two Family Residential Design Guidelines" are houses of my design, including two on the
cover (and none are the "don't do this" type).
While I am generally supportive of this type of endeavor, I am very worried about how it
will be implemented. Other cities in the bay area have similar guidelines, and in practice they often
get reduced to the basic elements of the guidebook and miss the big picture (i.e. "we like the design
but since three of the five houses around you have an eave line that is nine feet above grade, unless
you lower yours to nine feet, we can not approve the project"). If they get interpreted this way, the
guidelines will lead to bland, uninspiring, lowest -common -denominator conformity. In particular, if
a specific site is surrounded by mediocre architecture then the guidelines will end up enforcing
mediocrity.
Good design can not be reduced to a workbook!
Please give architects some room to work with, and delete the guidelines that require roof
pitches, eave lines, entryways, materials, window types, etc., to match the immediate neighborhood.
Or, if not that, be explicit that a design should match some of the elements, but not necessarily all.
Thank you for your consideration.
ATTACHMENT 18