21 Staff Report.Objective Standards with Attachments
PREPARED BY: Sean Mullin, AICP
Senior Planner
Reviewed by: Town Manager, Assistant Town Manager, Town Attorney, and Finance Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
COUNCIL AGENDA REPORT
MEETING DATE: 08/06/2024 ITEM NO: 21
DATE: August 1, 2024
TO: Mayor and Town Council
FROM: Laurel Prevetti, Town Manager
SUBJECT: Review Consultant Proposal and Cost Estimate, and Provide Direction on Next
Steps for Potential Revisions to the Town’s Objective Design Standards
RECOMMENDATION:
Review consultant proposal and cost estimate, and provide direction on next steps for potential
revisions to the Town’s Objective Design Standards.
BACKGROUND:
On November 15, 2022, the Town Council adopted Objective Design Standards for
Qualifying Multi-Family and Mixed-Use Residential Development (Attachment 1). Adoption of
the Objective Design Standards was the culmination of a three-year effort involving the Town
Council, Planning Commission, Planning Commission Subcommittee, and the Los Gatos
community. Planning staff led the effort and worked with a consultant, M-Group, to write the
Standards.
The preparation of the document was in response to State legislation [Senate Bill (SB) 167, SB
35, and SB 330] requiring jurisdictions to adopt objective standards and to implement them in a
streamlined review of qualifying housing development applications, such as multi-family and
residential mixed-use developments. Objective Design Standards are defined under State law
as, “standards that involve no personal or subjective judgement by a public official and are
uniformly verifiable by reference to an external and uniform benchmark or criterion available
and knowable by both the development applicant or proponent and the public official prior to
submittal” (California Government Code, Section 65913.4).
PAGE 2 OF 3 SUBJECT: Objective Design Standards DATE: August 1, 2024
BACKGROUND (continued):
The purposes of developing objective design standards are to:
• Comply with State housing legislation;
• Implement the State-required streamlined and ministerial review processes for qualifying
housing proposals;
• Ensure that these qualifying proposals align with the Town’s expectations and vision to
maintain and support the character of the Town;
• Provide a set of clear criteria to guide development; and
• Establish an objective framework by which a qualifying project is evaluated.
Since their adoption, the Town’s Objective Design Standards have been implemented in the
review of nine qualifying pending Planning applications.
On May 7, 2024, the Town Council voted to direct staff to approach M-Group, the consultant
that assisted in drafting the Town’s Objective Design Standards, and ask for a proposal to work
on additional standards related to view standards, architectural styles, and high-quality building
design. Further, the Town Council asked that M-Group speak to their experience developing
Objective Design Standards for these topics.
DISCUSSION:
In May 2024, staff contacted M-Group requesting a proposal as requested by the Town Council.
M-Group’s proposal is included as Attachment 2. The proposal contains initial feedback on
each topic under consideration, evaluation of several jurisdictions referenced by the Town
Council during the discussion on May 7, 2024 discussion, a scope of work, and a proposed
budget. The proposal also speaks to M-Group’s experience in drafting Objective Design
Standards for the specified topics.
The proposed scope of work identifies challenges to developing Objective Design Standards for
protecting views and addressing architectural styles. The scope of work includes development
of additional objective standards that focus on strategic façade and massing details and a re-
examination of the massing assumptions in the Town’s existing Objective Design Standards.
CONCLUSION:
This agenda item has been scheduled to allow Town Council to further discuss potential work
on additional Objective Design Standards and provide direction to staff on how to proceed.
Staff recommends consideration of the following questions:
PAGE 3 OF 3 SUBJECT: Objective Design Standards DATE: August 1, 2024
CONCLUSION (continued):
1. Would the Town Council like staff to prepare a request for proposals (RFP) to see if another
firm(s) provides a proposal that includes view standards and architectural styles?
2. Would the Town Council like staff to work with the previous consultant (M-Group) for this
effort based on the provided proposal?
Staff looks forward to the Town Council’s discussion and direction.
FISCAL IMPACT:
The development of the existing Objective Design Standards involved a grant from the State for
$160,000. Most of this amount ($121,920.90) went toward a contract with M-Group and the
remaining partially offset staff time.
The proposed budget provided in the M-Group proposal is $91,234 for their services, which
does not include staff time. Staff is not aware of grants available to cover the cost of the
consultant or to offset staff time for the development of additional objective standards.
General Plan funds are one potential funding source for the work that the Town Council can
consider.
ENVIRONMENTAL ASSESSMENT:
This is not a project defined under CEQA, and no further action is required.
Attachments:
1. Objective Design Standards for Qualifying Multi-Family and Mixed-Use Residential
Development, approved on November 15, 2022
2. M-Group proposal, dated June 13, 2024
Page 1 of 33
Objective Design Standards January 31, 2023
TOWN OF LOS GATOS
OBJECTIVE DESIGN STANDARDS FOR
QUALIFYING MULTI-FAMILY AND MIXED-USE RESIDENTIAL DEVELOPMENT
Updated January 31, 2023
PURPOSE AND APPLICABILITY
The purpose of the Objective Design Standards is to ensure that new qualifying projects in
Los Gatos provide high-quality architecture, integrate with surrounding development, and
include well-designed amenities and outdoor areas to enhance community character.
These standards are intended to guide property owners, applicants, developers, and
design professionals by providing clear design direction that enhances the Town’s unique
character and ensures a high-quality living environment.
California Government Code Section 65559.5 identifies Qualifying Housing Development
Projects to include:
•Multi-family housing developments;
•Residential Mixed-Use Housing developments with a minimum of two-thirds of the
square footage designated for residential use; or
•Supportive and transitional housing development.
A Qualifying Housing Development Project shall be approved through a streamlined,
ministerial review process when the project complies with these Objective Design
Standards as well as complying with all existing objective development regulations in the
Town, including but not limited to the following:
•General Plan;
•Town Code;
•Guidelines and Standards for Land Use Near Streams;
•Bicycle and Pedestrian Master Plan;
•Parks and Public Works Standards; and
•Santa Clara County Fire Department Requirements.
These standards are only to be used for review of qualifying projects where Town review,
approval, and/or denial is limited to only objective design standards. Many projects will
proceed through the standard review process, in which case the objective design standards
included herein would not apply.
ORGANIZATION
The Objective Design Standards are organized into two primary sections: Site Standards;
and Building Design. The Site Standards section includes objective design standards for
site layout and building placement; vehicular access and parking; and outdoor areas and
amenities. The Building Design section includes objective design standards for building
form and massing; façade articulation; materials; and roof design.
ATTACHMENT 1
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Objective Design Standards January 31, 2023
KEY TERMS
Community recreation space in Residential Mixed-Use developments means public gathering
spaces, such as: plazas, outdoor dining areas, squares, pocket parks, or other community
areas for the use of all residents and the business patrons and tenants.
Community recreation space in multi-family developments means gathering spaces, such as:
play areas, pool areas, patios, rooftop decks, or other community areas for the use of all
residents.
Façade articulation means the division of a building façade into distinct sections; including
the materials, patterns, textures, and colors that add visual interest to a building or façade.
Fenestration means the design, construction, and presence of any openings in a building,
such as: windows, doors, vents, wall panels, skylights, curtain walls, and louvers.
Landscaping means an area devoted to plantings, lawn, ground cover, gardens, trees,
shrubs, and other plant materials; excluding driveways, parking, loading, or storage areas.
Multi-family use means the use of a site for three or more dwelling units on the same site.
Objective Design Standards means development regulations that are measurable, verifiable,
and knowable to all parties prior to submittal of a qualifying project. A planning review
process based on objective design standards involves streamlined ministerial review with
no personal or subjective judgement by a public official.
Primary building means a building within which the principal or main use on a lot or parcel
is conducted. Where a permissible use involves more than one building designed or used
for the primary purpose on the subject property, each such building on the parcel shall be
construed as constituting a primary building.
Private recreation space at ground level means an outdoor enclosed patio or deck accessible
from a single dwelling unit.
Private recreation space above ground level means an outdoor balcony, terrace, or rooftop
deck, accessible from a single dwelling unit.
Residential Mixed-Use means a development project where a variety of uses such as office,
commercial, and institutional, are combined with residential use(s) in a single building or
on a single site in an integrated project. Two thirds of the project square footage must be
residential uses.
Transitional and supportive housing means a type of housing used to facilitate the
movement of people experiencing homelessness into permanent housing and
independent living.
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Objective Design Standards January 31, 2023
A. SITE STANDARDS
A.1. Pedestrian Access
1.1 All on-site buildings, entries, facilities, amenities, and vehicular and bicycle
parking areas shall be internally connected with a minimum four-foot-wide
pedestrian pathway or pathway network that may include use of the public
sidewalk. The pedestrian pathway network shall connect to the public sidewalk
along each street.
1.2 Pedestrian pathways within internal parking areas shall be separated from
vehicular circulation by a physical barrier, such as a grade separation or a raised
planting strip, of at least six inches in height and at least six feet in width. A
pedestrian pathway is exempt from this standard where it crosses a parking
vehicular drive aisle.
Figure A.1.2
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Objective Design Standards January 31, 2023
A.2. Short-Term Bicycle Parking (Class II)
Short-term bicycle parking (Class II bicycle parking facility) consists of racks that support
the bicycle frame at two points and allow for the bicycle frame and one wheel to be
locked to the rack with a U-lock.
2.1 Short-term bicycle parking space shall be located within 50 feet of the primary
pedestrian building entrance.
2.2 Short-term bicycle parking shall be provided at a rate of one space per dwelling
unit and one space per 2,000 square feet of non-residential floor area.
2.3 Each short-term bicycle parking space shall be a minimum of seven feet in length
and two feet in width.
2.4 If more than 20 short-term bicycle spaces are provided, at least 50 percent of the
spaces shall be covered by a permanent solid-roofed weather protection
structure.
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Objective Design Standards January 31, 2023
A.3. Long-Term Bicycle Parking (Class I)
Long-term bicycle parking facilities (Class I bicycle parking facility) consists of bicycle
lockers or bicycle rooms with key access for use by residents.
3.1 Long-term bicycle parking facilities shall be located on the ground floor and shall
not be located between the building and the street.
3.2 Multi-family residential and residential mixed-use buildings shall provide one
long-term bicycle parking space per dwelling unit. Developments such as
townhomes that include individual garages for each unit shall not be required to
provide long-term bicycle parking.
3.3 Bicycle locker minimum requirements:
a. Dimensions of 42 inches wide, 75 inches deep, and 54 inches high.
b. Must withstand a load of 200 pounds per square foot.
c. Opened door must withstand 500-pound vertical load.
Figure A.3.3
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Objective Design Standards January 31, 2023
3.4 Bicycle rooms with key access minimum requirements:
a. Bicycle rooms shall have a minimum ceiling height of seven feet.
b. Bicycle rooms shall contain racks that support the bicycle frame at two points
and allow for the bicycle frame and one wheel to be locked to the rack with a
U-lock.
c. Long-term bicycle parking spaces shall be served by an aisle with a minimum
width of six feet.
d. Maneuverability space of at least two feet shall be provided between the
aisle and long-term bicycle parking spaces
e. Each horizontal long-term bicycle parking space shall be a minimum of seven
feet in length, two feet in width, four-and one-half feet in height. Each
vertical long-term bicycle parking space shall be a minimum of three-and
one-half feet in length, two feet in width, and seven feet in height.
Figure A.3.4
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Objective Design Standards January 31, 2023
A.4. Vehicular Access
4.1 Off-street parking lots shall have vehicular circulation using an internal vehicular
network that precludes the use of a public street for aisle-to-aisle internal
circulation.
Figure A.3.1
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Objective Design Standards January 31, 2023
A.5. Parking Location and Design
5.1 Surface parking lots and carports shall not be located between the primary
building frontage and the street.
5.2 Uncovered parking rows with at least 15 consecutive parking spaces shall
include a landscape area of six feet minimum width at intervals of no more than
10 consecutive parking stalls. One tree shall be provided in each landscape area.
Figure A.4.2
A.6. Parking Structure Access
6.1 Any vehicular entry gate to a parking structure shall be located to allow a
minimum of 18 feet between the gate and the back of the sidewalk to minimize
conflicts between sidewalks and vehicle queuing.
6.2 A parking structure shall not occupy more than 50 percent of the building width
of any street-facing façade, and it shall be recessed a minimum of five feet from
the street-facing façade of the building.
6.3 For projects with five or more residential units and that have a vehicle access
gate to the parking structure, a pedestrian gate shall also be provided.
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Objective Design Standards January 31, 2023
A.7. Utilities
7.1 Pedestrian-oriented lighting shall be provided along all pedestrian paths in
community recreation spaces. Exterior lighting fixtures shall be a minimum of
three feet and a maximum of 12 feet in height. Light fixtures shall be placed
along the pedestrian path at a spacing of no more than 30 linear feet.
7.2 Exterior lighting shall be fully shielded and restrain light to a minimum 30
degrees below the horizontal plane of the light source. Lighting shall be
arranged so that the light will not shine directly on lands of adjacent residential
zoned properties. Uplighting is prohibited.
Figure A.6.2
7.3 Street-level views of ground level utility cabinets, mechanical equipment, trash,
and service areas shall be screened from sight with landscape planting, fencing,
or a wall, as allowed by the Town Code. The screening shall be at least the same
height as the item being screened and screening that is not landscape material
shall be constructed with one or more of the materials used on the primary
building.
7.4 Rooftop mechanical equipment shall be screened from view from the street.
Solar equipment is exempt from this requirement.
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Objective Design Standards January 31, 2023
A.8. Landscaping and Screening
8.1 At least 50 percent of the front setback area shall be landscaped.
8.2 A minimum 10-foot-wide landscape buffer shall be provided along the full length
of the shared property line between multi-family or Residential Mixed-Use
development and abutting residential properties. The buffer shall include the
following:
a. A solid masonry wall with a six-foot height, except within a street-facing
setback where walls are not permitted; and
Figure A.7.2a
b. Trees planted at a rate of at least one tree per 30 linear feet along the shared
property line. Tree species shall be selected from the Town of Los Gatos
Master Street Tree List and shall be a minimum 15-gallon size.
8.3 Surface parking lots shall be screened from view of the street with landscaping
or a wall with a minimum three-foot height to screen the parking lot when not
already screened by a primary building. When located in a street-facing setback,
screening may not exceed a height of three feet.
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Objective Design Standards January 31, 2023
A.9. Fencing
9.1 Fences, walls, and gates within required setbacks along all street frontages are
prohibited unless used to screen on-site parking spaces from view from the
street.
9.2 Chain link fencing is prohibited.
9.3 Perimeter barrier gates for vehicles and pedestrian entry gates shall have a
maximum height of six feet.
9.4 Solid vehicular and pedestrian entry gates are prohibited. Entry gates shall be a
minimum 50 percent open view.
A.10. Retaining Walls
10.1 Retaining walls shall not exceed five feet in height. Where an additional retained
portion is necessary, multiple-terraced walls shall be used. Terraced walls shall
set back at least three feet from the lower segment.
10.2 Retaining walls shall not run in a straight continuous direction for more than 50
feet without including the following:
a. A break, offset, or landscape pocket in the wall plane of at least three feet in
length and two feet in depth; and
b. Landscaping at a minimum height of three feet at the time of installation
along a minimum of 60 percent of the total length of the retaining wall.
A.11. Landscaped, Private, and Community Recreation Spaces
11.1 The landscaped, private, and community recreation spaces listed below are
required for all qualifying projects. Community recreation spaces and private
recreation spaces are calculated independent of each other. Landscaped areas
within community recreation spaces can contribute to required minimums for
both landscaped area and community recreation space.
a. Landscaped space: A minimum of 20 percent of the site area shall be
landscaped.
b. Private recreation space: The minimum horizontal dimension is six feet in
any direction and a minimum area of 60 square feet. The minimum vertical
clearance required is eight feet. Private recreation space shall be directly
accessible from the residential unit. Landscaped sections of private
recreation space shall not count towards required landscaping requirements.
i. Each ground floor dwelling unit shall have a minimum of 120 square feet
of usable private recreation space.
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Objective Design Standards January 31, 2023
ii. Each dwelling unit above the ground floor shall have a minimum of 60
square feet of usable private recreation space. Where multiple balconies
are provided for a single unit, the 60-square-foot minimum can be an
aggregate of all balconies, provide each balcony meets the requirements
for minimum horizontal dimensions.
c. Community recreation space: The minimum dimensions are 10 feet by six
feet. A minimum of 60 percent of the community recreation space shall be
open to the sky and free of permanent solid-roofed weather protection
structures. Community recreation space shall provide shading for a
minimum 15 percent of the community recreation space by either trees or
structures, such as awnings, canopies, umbrellas, or a trellis. Tree shading
shall be calculated by using the diameter of the tree crown at 15 years
maturity. Shading from other built structures shall be calculated by using the
surface area of the overhead feature.
i. Community recreation space shall be provided in Residential Mixed-Use
developments at a minimum of 100 square feet per residential unit plus a
minimum of two percent of the non-residential square footage.
ii. Community recreation space shall be provided in multi-family residential
development projects at a minimum of 100 square feet per residential
unit.
iii. A project with four or less residential units is exempt from community
recreation space requirements.
iv. Landscaped roof space can satisfy both required landscaping
requirements and community recreation space requirements.
Landscaped roof space may not be used to satisfy more than 50 percent
of the required landscaping for the site.
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Objective Design Standards January 31, 2023
A.12. Building Placement
12.1 To ensure buildings provide a continuous frontage along sidewalks,
development in commercial zones shall place at least 75 percent of any ground
floor street-facing façade on or within five feet of the setback line designated in
the Town Code.
Figure A.11.1
12.2 A Residential Mixed-Use project with a ground-floor non-residential use shall
provide site amenities on a minimum of 15 percent of the ground plane between
the building and the front or street-side property line. The site amenities shall
be comprised of any of the following elements:
a. Landscape materials or raised planters;
b. Walls designed to accommodate pedestrian seating, no higher than 36
inches;
c. Site furnishings, including fountains, sculptures, and other public art; or
d. Tables and chairs associated with the ground floor use.
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Objective Design Standards January 31, 2023
B. BUILDING STANDARDS
B.1. Massing and Scale
1.1 Multiple-story building façades that face a street shall incorporate breaks in the
building mass by implementing a minimum of three of the following solutions
along the combined façade area of all primary buildings facing the street:
a. A minimum of 40 percent of the upper floor façade length shall step back
from the plane of the ground-floor façade by at least five feet;
Figure B.1.1a
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Objective Design Standards January 31, 2023
b. Changes in the façade plane with a minimum change in depth of two feet for
a minimum length along the façade of two feet at intervals of no more than
30 feet;
Figure B.1.1b
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Objective Design Standards January 31, 2023
c. Recessed façade plane to accommodate a building entry with a minimum
ground plane area of 24 square feet. Where an awning or entry covering is
provided, it can extend beyond the wall plane;
Figure B.1.1c
d. An exterior arcade that provides a sheltered walkway within the building
footprint with a minimum depth of eight feet. For a façade 50 feet or
greater, the arcade must be a minimum length of 65 percent of the full
building façade; for a facade less than 50 feet, the arcade must be a
minimum of 80 percent of the full building façade.
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Objective Design Standards January 31, 2023
Figure B.1.1d (1)
Figure B.1.1d (2)
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Objective Design Standards January 31, 2023
e. Ground floor open area abutting street-facing façade with a minimum area
of 60 square feet; or
Figure B.1.1e
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f. Vertical elements, such as pilasters or columns, that protrude a minimum of
one foot from the façade and extend the full height of the building base or
ground floor, whichever is greater.
Figure B.1.1f
1.2 Upper floors above two stories shall be set back by a minimum of five feet from
the ground-floor façade.
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Objective Design Standards January 31, 2023
B.2. Parking Structure Design
2.1 The ground-floor façade of a parking structure facing a street or pedestrian
walkway shall be fenestrated on a minimum of 40 percent of the façade.
2.2 Façade openings on upper levels of a parking structure shall be screened at a
minimum 10 percent and up to 30 percent of the opening to prevent full
transparency into the structure.
2.3 Parking structures facing a street and greater than 40 feet in length shall include
landscaping between the building façade and the street, or façade articulation of
at least 25 percent of the façade length. The façade articulation shall be
implemented by one of the following solutions:
a. An offset of the façade plane with a depth of at least 18 inches for a
minimum of eight feet in horizontal length; or
b. A different building material covering the entire façade articulation.
B.3. Roof Design
3.1 At intervals of no more than 40 feet along the building façade, horizontal eaves
shall be broken using at least one of the following strategies:
a. Gables;
b. Building projection with a depth of a minimum of two feet;
c. Change in façade or roof height of a minimum of two feet;
d. Change in roof pitch or form; or
e. Inclusion of dormers, parapets, and/or varying cornices.
3.2 Skylights shall have a flat profile rather than domed.
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Objective Design Standards January 31, 2023
3.3 The total width of a single dormer or multiple dormers shall not exceed 50
percent of the total roof length at the street-facing façade. The dormer width
shall be measured at dormer roof fascia, or widest part of the dormer.
Figure B.3.3
3.4 Carport roof materials shall be the same as the primary building.
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Objective Design Standards January 31, 2023
B.4. Façade Design and Articulation
4.1 Buildings greater than two stories shall be designed to differentiate the base,
middle, and top of the building on any street-facing façade. Each of these
elements shall be distinguished from one another using at least two of the
following solutions:
a. Variation in building mass for a minimum of 60 percent of the length of the
street-facing façade through changes in the façade plane that protrude or
recess with a minimum dimension of two feet;
Figure B.4.1a
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Objective Design Standards January 31, 2023
b. Balconies or habitable projections with a minimum depth of two feet for a
minimum of 20 percent length of the street-facing façade;
Figure B.4.1b
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c. Variation in façade articulation, using shade and weather protection
components, projecting a minimum of three feet for a minimum of 20
percent length from the street-facing façade;
Figure B.4.1c
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Objective Design Standards January 31, 2023
d. The use of at least two different façade materials, each covering a minimum
of 20 percent of the street-facing façade, or
e. The upper floor shall implement a façade height that is a minimum of two
feet greater than the façade height of the floor immediately below. The
greater façade height shall be made evident by taller windows or
arrangement of combined windows.
Figure B.4.1e
4.2 All façade materials, such as siding, window types, and architectural details, used
on the street-facing façade shall be used on all other building façades.
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Objective Design Standards January 31, 2023
4.3 Variation in the street-facing façade planes shall be provided for buildings
greater than one story by incorporating any combination of the following
architectural solutions to achieve a minimum of 16 points:
Architectural features, such as:
o Arcade or gallery along the ground floor; 8 points
o Awnings or canopies on all ground floor windows of
commercial space;
6 points
o Building cornice; 5 points
o Façade sconce lighting at a minimum of one light fixture
per 15 linear feet.
3 points
Bay or box windows projecting a minimum of 18 inches
from the façade plane and comprising a minimum of 20
percent of the fenestration on the upper floors of the
facade;
6 points
Balconies or Juliet balconies provided on a minimum of 40
percent of the fenestration on the upper floors of the
facade;
5 points
Landscaped trellises or lattices extending across a
minimum of 65 percent of any level of the facade;
5 points
Materials and color changes; 3 points
Eaves that overhang a minimum of two feet from the
facade with supporting brackets;
3 points
Window boxes or plant shelves under a minimum of 60
percent of the fenestration on the upper floors of the
facade; or
3 points
Decorative elements such as molding, brackets, or corbels. 3 points
4.4 Garage doors shall be recessed a minimum of 12 inches from the façade plane
and along the street-facing façade shall not exceed 40 percent of the length of
the building façade.
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4.5 Changes in building materials shall occur at inside corners.
Figure B.4.5
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4.6 A primary building entrance shall be provided facing a street or community
recreation space. Additionally, all development shall meet the following
requirements:
a. Pedestrian entries to ground-floor and upper-floor non-residential uses shall
meet at least one of the following standards:
i. The entrance shall be recessed in the façade plane at least three feet in
depth; or
ii. The entrance shall be covered by an awning, portico, or other
architectural element projecting from the façade a minimum of three
feet.
Figure B.4.6a
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Objective Design Standards January 31, 2023
b. For ground-floor commercial uses, façades facing a street shall include
windows, doors, or openings for at least 60 percent of the building façade
that is between two and 10 feet above the level of the sidewalk.
Figure B.4.6b
4.7 Pedestrian entries to buildings shall meet minimum dimensions to ensure
adequate access based on use and development intensity. Building entries
inclusive of the doorway and the facade plane shall meet the following minimum
dimensions:
a. Individual residential entries: five feet in width
b. Single entry to multiple residential unit building, including Residential Mixed-
Use buildings: eight feet in width
c. Storefront entry: six feet in width
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Objective Design Standards January 31, 2023
4.8 Mirrored windows are prohibited.
4.9 Awnings shall be subject to the following requirements:
a. A minimum vertical clearance of eight feet measured from the pedestrian
pathway;
b. Shall not extend beyond individual storefront bays; and
c. Shall not be patterned or striped.
4.10 For buildings abutting a single-family zoning district or existing single-family use,
no part of a rooftop or upper floor terrace or deck shall be closer than five feet
from the facade plane of the lower floor, to prevent views into adjacent
residential uses.
4.11 Balconies are allowed on facades facing the street and those facades facing
existing non-residential uses on abutting parcels. Such balconies shall be
without any projections beyond the building footprint.
4.12 Residential Mixed-Use buildings shall provide at least one of the following
features along street-facing façades where the façade exceeds 50 feet in length:
a. A minimum five-foot offset from the façade plane for a length of at least 10
feet;
b. Multiple pilasters or columns, each with a minimum width of two feet; or
c. Common open space, such as a plaza, outdoor dining area, or other spaces.
4.13 Continuous blank façades on any floor level shall not exceed 25 percent of the
entire façade length along any street.
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Appendix A - Evaluation of Existing Developments
The following developments in the Town of Los Gatos were analyzed to see if they would
meet the three following standards that offer multiple design solutions (B.1.1, B.4.1, and
B.4.3). These projects were designed and built without requirements to adhere to specific
objective design standards. While some of the projects would not comply with all of the
standards below, incorporating additional design solutions would be easily accomplished
during the design phase.
C. BUILDING STANDARDS
C.1. Massing and Scale
1.1 Multiple-story building façades that face a street shall incorporate breaks in the
building mass by implementing a minimum of three of the following solutions
along the combined façade area of all primary buildings facing the street:
a. A minimum of 40 percent of the upper floor façade length shall step back
from the plane of the ground-floor façade by at least five feet;
b. Changes in the façade plane with a minimum change in depth of two feet for
a minimum length along the façade of two feet at intervals of no more than
30 feet;
c. Recessed façade plane to accommodate a building entry with a minimum
ground plane area of 24 square feet. Where an awning or entry covering is
provided, it can extend beyond the wall plane;
d. An exterior arcade that provides a sheltered walkway within the building
footprint with a minimum depth of eight feet. For a façade 50 feet or
greater, the arcade must be a minimum length of 65 percent of the full
building façade; for a facade less than 50 feet, the arcade must be a
minimum of 80 percent of the full building façade.
e. Ground floor open area abutting street-facing façade with a minimum area
of 60 square feet; or
f. Vertical elements, such as pilasters or columns, that protrude a minimum of
one foot from the façade and extend the full height of the building base or
ground floor, whichever is greater.
Page 32 of 33
Objective Design Standards January 31, 2023
B.4. Façade Design and Articulation
4.1 Buildings greater than two stories shall be designed to differentiate the base,
middle, and top of the building on any street-facing façade. Each of these
elements shall be distinguished from one another using at least two of the
following solutions:
g. Variation in building mass for a minimum of 60 percent of the length of the
street-facing façade through changes in the façade plane that protrude or
recess with a minimum dimension of two feet;
h. Balconies or habitable projections with a minimum depth of two feet for a
minimum of 20 percent length of the street-facing façade;
i. Variation in façade articulation, using shade and weather protection
components, projecting a minimum of three feet for a minimum of 20
percent length from the street-facing façade;
j. The use of at least two different façade materials, each covering a minimum
of 20 percent of the street-facing façade, or
k. The upper floor shall implement a façade height that is a minimum of two
feet greater than the façade height of the floor immediately below. The
greater façade height shall be made evident by taller windows or
arrangement of combined windows.
Page 33 of 33
Objective Design Standards January 31, 2023
4.3 Variation in the street-facing façade planes shall be provided for buildings
greater than one story by incorporating any combination of the following
architectural solutions to achieve a minimum of 16 points:
Architectural features, such as:
o Arcade or gallery along the ground floor; 8 points
o Awnings or canopies on all ground floor windows of
commercial space;
6 points
o Building cornice; 5 points
o Façade sconce lighting at a minimum of one light fixture
per 15 linear feet.
3 points
Bay or box windows projecting a minimum of 18 inches
from the façade plane and comprising a minimum of 20
percent of the fenestration on the upper floors of the
facade;
6 points
Balconies or Juliet balconies provided on a minimum of 40
percent of the fenestration on the upper floors of the
facade;
5 points
Landscaped trellises or lattices extending across a
minimum of 65 percent of any level of the facade;
5 points
Materials and color changes; 3 points
Eaves that overhang a minimum of two feet from the
facade with supporting brackets;
3 points
Window boxes or plant shelves under a minimum of 60
percent of the fenestration on the upper floors of the
facade; or
3 points
Decorative elements such as molding, brackets, or corbels. 3 points
Appendix A - Page 1 of 4
Objective Design Standards January 31, 2023
Appendix A – EXAMPLE SCORING OF EXISTING DEVELOPMENTS
University Avenue at Los Gatos-Saratoga Road
B.1.1 - (Minimum 3)
b. Changes in the façade plane with a minimum change in depth of two feet for a
minimum length along the façade of two feet at intervals of no more than 30
feet.
c. Recessed façade plane to accommodate a building entry with a minimum
ground plane area of 24 square feet.
e. Ground floor open area abutting street-facing façade with a minimum area of 60
square feet.
B.4.1 – Not applicable, only two stories.
B.4.3 – (16 points minimum)
Arcade (8 points)
Building cornice (5 points)
Sconce lighting (3 points)
Balconies (5 points)
Decorative elements (3 points)
TOTAL = 24 points
Appendix A - Page 2 of 4
Objective Design Standards January 31, 2023
Aventino – Winchester Boulevard
B1.1 - (Minimum 3)
b. Changes in the façade plane with a minimum change in depth of two feet for a
minimum length along the façade of two feet at intervals of no more than 30
feet.
c. Recessed façade plane to accommodate a building entry with a minimum
ground plane area of 24 square feet.
B4.1 – (Minimum 2)
a. Variation in building mass for a minimum of 60 percent of the length of the
street-facing façade through changes in the façade plane that protrude or recess
with a minimum dimension of two feet;
b. Balconies or habitable projections with a minimum depth of two feet for a
minimum of 20 percent length of the street-facing façade;
B4.3 – (16 points minimum)
Material and color changes (3 points)
Balconies or Juliet balconies (5 points)
Eaves that overhang a minimum of two feet from the façade with supporting
brackets (3 points)
Window boxes or plant shelves (3 points)
Decorative elements such as molding, ornamentation, or corbels (3 points):
TOTAL = 17 points
Appendix A - Page 3 of 4
Objective Design Standards January 31, 2023
North 40 - Market Hall
B1.1 – (minimum 3)
b. Changes in the façade plane with a minimum change in depth of two feet for a
minimum length along the façade of two feet at intervals of no more than 30 feet;
e. Ground floor open area abutting street-facing façade with a minimum area of 60
square feet; or
Appendix A - Page 4 of 4
Objective Design Standards January 31, 2023
B4.1 – (Minimum 2)
a. Variation in building mass for a minimum of 60 percent of the length of the
street-facing façade through changes in the façade plane that protrude or recess
with a minimum dimension of two feet;
c. Variation in façade articulation, using shade and weather protection components,
projecting a minimum of three feet for a minimum of 20 percent length from the
street-facing-façade;
d. The use of at least two different façade materials, each covering a minimum of 20
percent of the street-facing façade;
B4.3 – (16 points minimum)
Awnings or canopies (6 points)
Material and color changes (3 points)
Eaves that overhang a minimum of two feet from the façade with supporting
brackets (3 points)
Decorate elements such as molding, brackets, or corbels (3 points)
TOTAL = 15 points
Appendix B - Page 1 of 10
Objective Design Standards January 31, 2023
Appendix B – OBJECTIVE DESIGN STANDARDS CHECKLIST
APPLICANT RESPONSIBILITY
Applicants are responsible for accurately responding to each objective design standard listed
below by indicating whether each standard has been met or does not apply. Applicants shall
indicate the sheet(s) within the project plans that show compliance with each objective design
standard.
A. SITE STANDARDS
A.1. Pedestrian Access
YES NO N/A Objective Design Standard SHEET
A.1.1 All on-site buildings, entries, facilities, amenities, and vehicular and
bicycle parking areas shall be internally connected with a minimum
four-foot-wide pedestrian pathway or pathway network that may
include use of the public sidewalk. The pedestrian pathway network
shall connect to the public sidewalk along each street.
A.1.2 Pedestrian pathways within internal parking areas shall be separated
from vehicular circulation by a physical barrier, such as a grade
separation or a raised planting strip, of at least six inches in height
and at least six feet in width. A pedestrian pathway is exempt from
this standard where it crosses a parking vehicular drive aisle.
A.2. Short-Term Bicycle Parking (Class II)
YES NO N/A Objective Design Standard SHEET
Short-term bicycle parking (Class II bicycle parking facility) consists of racks
that support the bicycle frame at two points and allow for the bicycle frame
and one wheel to be locked to the rack with a U-lock.
A.2.1 Short-term bicycle parking space shall be located within 50 feet of the
primary pedestrian building entrance.
A.2.2 Short-term bicycle parking shall be provided at a rate of one space per
dwelling unit and one space per 2,000 square feet of non-residential
floor area.
A.2.3 Each short-term bicycle parking space shall be a minimum of seven
feet in length and two feet in width.
A.2.4 If more than 20-short term bicycle spaces are provided, at least 50
percent of the spaces shall be covered by a permanent solid-roofed
weather protection structure.
Appendix B - Page 2 of 10
Objective Design Standards January 31, 2023
A.3. Long-Term Bicycle Parking (Class I)
YES NO N/A Objective Design Standard SHEET
Long-term bicycle parking facilities (Class I bicycle parking facility) consists of
bicycle lockers or bicycle rooms with key access for use by residents.
A.3.1 Long-term bicycles parking facilities shall be located on the ground
floor and shall not be located between the building and the street.
A.3.2 Multi-family residential and residential mixed-use buildings shall
provide one long-term bicycle parking space per dwelling unit.
Developments such as townhomes that include individual garages for
each unit shall not be required to provide long-term bicycle parking.
A.3.3 Bicycle locker minimum requirements:
a. Dimensions of 42 inches wide, 75 inches deep, and 54 inches
high.
b. Must withstand a load of 200 pounds per square foot.
c. Opened door must withstand 500-pound vertical load.
A.3.4 Bicycle rooms with key access minimum requirements:
a. Bicycle rooms shall have a minimum ceiling height of seven feet.
b. Bicycle rooms shall contain racks that support the bicycle frame
at two points and allow for the bicycle frame and one wheel to
be locked to the rack with a U-lock.
c. Long-term bicycle parking spaces shall be served by an aisle with
a minimum width of six feet.
d. Maneuverability space of at least two feet shall be provided
between the aisle and long-term bicycle parking spaces
e. Each horizontal long-term bicycle parking space shall be a
minimum of seven feet in length, two feet in width, four-and
one-half feet in height. Each vertical long-term bicycle parking
space shall be a minimum of three-and one-half feet in length,
two feet in width, and seven feet in height.
A.4. Vehicular Access
YES NO N/A Objective Design Standard SHEET
A.4.1 Off-street parking lots shall have vehicular circulation using an
internal vehicular network that precludes the use of a public street for
aisle-to-aisle internal circulation.
A.5. Parking Location and Design
YES NO N/A Objective Design Standard SHEET
A.5.1 Surface parking lots and carports shall not be located between the
primary building frontage and the street.
A.5.2 Uncovered parking rows with at least 15 consecutive parking spaces
shall include a landscape area of six feet minimum width at intervals
of no more than 10 consecutive parking stalls. One tree shall be
provided in each landscape area.
Appendix B - Page 3 of 10
Objective Design Standards January 31, 2023
A.6. Parking Structure Access
YES NO N/A Objective Design Standard SHEET
A.6.1 Any vehicular entry gate to a parking structure shall be located to
allow a minimum of 18 feet between the gate and the back of the
sidewalk to minimize conflicts between sidewalks and vehicle
queuing.
A.6.2 A parking structure shall not occupy more than 50 percent of the
building width of any street-facing façade, and it shall be recessed a
minimum of five feet from the street-facing façade of the building.
A.6.3 For projects with five or more residential units and that have a vehicle
access gate to the parking structure, a pedestrian gate shall also be
provided.
A.7. Utilities
YES NO N/A Objective Design Standard SHEET
A.7.1 Pedestrian-oriented lighting shall be provided along all pedestrian
paths in community recreation spaces. Exterior lighting fixtures shall
be a minimum of three feet and a maximum of 12 feet in height.
Light fixtures shall be placed along the pedestrian path at a spacing of
no more than 30 linear feet.
A.7.2 Exterior lighting shall be fully shielded and restrain light to a minimum
30 degrees below the horizontal plane of the light source. Lighting
shall be arranged so that the light will not shine directly on lands of
adjacent residential zoned properties. Uplighting is prohibited.
A.7.3 Street-level views of ground level utility cabinets, mechanical
equipment, trash, and service areas shall be screened from sight with
landscape planting, fencing, or a wall, as allowed by the Town Code.
The screening shall be at least the same height as the item being
screened and screening that is not landscape material shall be
constructed with one or more of the materials used on the primary
building.
A.7.4 Rooftop mechanical equipment shall be screened from view from the
street. Solar equipment is exempt from this requirement.
Appendix B - Page 4 of 10
Objective Design Standards January 31, 2023
A.8. Landscaping and Screening
YES NO N/A Objective Design Standard SHEET
A.8.1 At least 50 percent of the front setback area shall be landscaped.
A.8.2 A minimum 10-foot-wide landscape buffer shall be provided along the
full length of the shared property line between multi-family or
Residential Mixed-Use development and abutting residential
properties. The buffer shall include the following:
a. A solid masonry wall with a six-foot height, except within a
street-facing setback where walls are not permitted; and
b. Trees planted at a rate of at least one tree per 30 linear feet
along the shared property line. Tree species shall be selected
from the Town of Los Gatos Master Street Tree List and shall be a
minimum 15-gallon size.
A.8.3 Surface parking lots shall be screened from view of the street with
landscaping or a wall with a minimum three-foot height to screen the
parking lot when not already screened by a primary building. When
located in a street-facing setback, screening may not exceed a height
of three feet.
A.9. Fencing
YES NO N/A Objective Design Standard SHEET
A.9.1 Fences, walls, and gates within required setbacks along all street
frontages are prohibited unless used to screen on-site parking spaces
from view from the street.
A.9.2 Chain link fencing is prohibited.
A.9.2 Perimeter barrier gates for vehicles and pedestrian entry gates shall
have a maximum height of six feet.
A.9.4 Solid vehicular and pedestrian entry gates are prohibited. Entry gates
shall be a minimum 50 percent open view.
A.10. Retaining Walls
YES NO N/A Objective Design Standard SHEET
A.10.1 Retaining walls shall not exceed five feet in height. Where an
additional retained portion is necessary, multiple-terraced walls shall
be used. Terraced walls shall set back at least three feet from the
lower segment.
A.10.2 Retaining walls shall not run in a straight continuous direction for
more than 50 feet without including the following:
a. A break, offset, or landscape pocket in the wall plane of at least
three feet in length and two feet in depth; and
b. Landscaping at a minimum height of three feet at the time of
installation along a minimum of 60 percent of the total length of
the retaining wall.
Appendix B - Page 5 of 10
Objective Design Standards January 31, 2023
A.11. Landscaped, Private, and Community Recreation Spaces
YES NO N/A Objective Design Standard SHEET
A.11.1 The landscaped, private, and community recreation spaces listed
below are required for all qualifying projects. Community recreation
spaces and private recreation spaces are calculated independent of
each other. Landscaped areas within community recreation spaces
can contribute to required minimums for both landscaped area and
community recreation space.
a. Landscaped space: A minimum of 20 percent of the site area
shall be landscaped.
b. Private recreation space: The minimum horizontal dimension is
six feet in any direction and a minimum area of 60 square feet.
The minimum vertical clearance required is eight feet. Private
recreation space shall be directly accessible from the residential
unit. Landscaped sections of private recreation space shall not
count towards required landscaping requirements.
i. Each ground floor dwelling unit shall have a minimum of 120
square feet of usable private recreation space.
ii. Each dwelling unit above the ground floor shall have a
minimum of 60 square feet of usable private recreation space.
Where multiple balconies are provided for a single unit, the
60-square-foot minimum can be an aggregate of all balconies,
provide each balcony meets the requirements for minimum
horizontal dimensions.
c. Community recreation space: The minimum dimensions are 10
feet by six feet. A minimum of 60 percent of the community
recreation space shall be open to the sky and free of permanent
solid-roofed weather protection structures. Community
recreation space shall provide shading for a minimum 15 percent
of the community recreation space by either trees or structures,
such as awnings, canopies, umbrellas, or a trellis. Tree shading
shall be calculated by using the diameter of the tree crown at 15
years maturity. Shading from other built structures shall be
calculated by using the surface area of the overhead feature.
i. Community recreation space shall be provided in Residential
Mixed-Use developments at a minimum of 100 square feet
per residential unit plus a minimum of two percent of the
non-residential square footage.
ii. Community recreation space shall be provided in multi-family
residential development projects at a minimum of 100 square
feet per residential unit.
iii. A project with four or less residential units is exempt from
community recreation space requirements.
iv. Landscaped roof space can satisfy both required landscaping
requirements and community recreation space requirements.
Landscaped roof space may not be used to satisfy more than
50 percent of the required landscaping for the site.
Appendix B - Page 6 of 10
Objective Design Standards January 31, 2023
A.12. Building Placement
YES NO N/A Objective Design Standard SHEET
A.12.1 To ensure buildings provide a continuous frontage along sidewalks,
development in commercial zones shall place at least 75 percent of
any ground floor street-facing façade on or within five feet of the
setback line designated in the Town Code.
A.12.2 A Residential Mixed-Use project with a ground-floor non-residential
use shall provide site amenities on a minimum of 15 percent of the
ground plane between the building and the front or street-side
property line. The site amenities shall be comprised of any of the
following elements:
a. Landscape materials or raised planters;
b. Walls designed to accommodate pedestrian seating, no higher
than 36 inches;
c. Site furnishings, including fountains, sculptures, and other public
art; or
d. Tables and chairs associated with the ground floor use.
B. BUILDING DESIGN
B.1. Massing and Scale
YES NO N/A Objective Design Standard SHEET
B.1.1 Multiple-story building façades that face a street shall incorporate
breaks in the building mass by implementing a minimum of three of
the following solutions along the combined façade area of all primary
buildings facing the street:
a. A minimum of 40 percent of the upper floor façade length shall
step back from the plane of the ground-floor façade by at least
five feet;
b. Changes in the façade plane with a minimum change in depth of
two feet for a minimum length along the façade of two feet at
intervals of no more than 30 feet;
c. Recessed façade plane to accommodate a building entry with a
minimum ground plane area of 24 square feet. Where an awning
or entry covering is provided, it can extend beyond the wall plane;
d. An exterior arcade that provides a sheltered walkway within the
building footprint with a minimum depth of eight feet. For a
façade 50 feet or greater, the arcade must be a minimum length
of 65 percent of the full building façade; for a facade less than 50
feet, the arcade must be a minimum of 80 percent of the full
building façade.
e. Ground floor open area abutting street-facing façade with a
minimum area of 60 square feet; or
f. Vertical elements, such as pilasters or columns, that protrude a
minimum of one foot from the façade and extend the full height
of the building base or ground floor, whichever is greater.
B.1.2 Upper floors above two stories shall be set back by a minimum of five
feet from the ground-floor façade.
Appendix B - Page 7 of 10
Objective Design Standards January 31, 2023
B.2. Parking Structure Design
YES NO N/A Objective Design Standard SHEET
B.2.1 The ground-floor façade of a parking structure facing a street or
pedestrian walkway shall be fenestrated on a minimum of 40 percent
of the façade.
B.2.2 Façade openings on upper levels of a parking structure shall be
screened at a minimum 10 percent and up to 30 percent of the
opening to prevent full transparency into the structure.
B.2.3 Parking structures facing a street and greater than 40 feet in length
shall include landscaping between the building façade and the street,
or façade articulation of at least 25 percent of the façade length. The
façade articulation shall be implemented by one of the following
solutions:
a. An offset of the façade plane with a depth of at least 18 inches for
a minimum of eight feet in horizontal length; or
b. A different building material covering the entire façade
articulation.
B.3. Roof Design
YES NO N/A Objective Design Standard SHEET
B.3.1 At intervals of no more than 40 feet along the building façade,
horizontal eaves shall be broken using at least one of the following
strategies:
a. Gables;
b. Building projection with a depth of a minimum of two feet;
c. Change in façade or roof height of a minimum of two feet;
d. Change in roof pitch or form; or
e. Inclusion of dormers, parapets, and/or varying cornices.
B.3.2 Skylights shall have a flat profile rather than domed.
B.3.3 The total width of a single dormer or multiple dormers shall not
exceed 50 percent of the total roof length at the street-facing façade.
The dormer width shall be measured at dormer roof fascia, or widest
part of the dormer.
B.3.4 Carport roof materials shall be the same as the primary building.
Appendix B - Page 8 of 10
Objective Design Standards January 31, 2023
B.4. Façade Design and Articulation
YES NO N/A Objective Design Standard SHEET
B.4.1 Buildings greater than two stories shall be designed to differentiate
the base, middle, and top of the building on any street-facing façade.
Each of these elements shall be distinguished from one another using
at least two of the following solutions:
a. Variation in building mass for a minimum of 60 percent of the
length of the street-facing façade through changes in the façade
plane that protrude or recess with a minimum dimension of two
feet;
b. Balconies or habitable projections with a minimum depth of two
feet for a minimum of 20 percent length of the street-facing
façade;
c. Variation in façade articulation, using shade and weather
protection components, projecting a minimum of three feet for a
minimum of 20 percent length from the street-facing façade;
d. The use of at least two different façade materials, each covering a
minimum of 20 percent of the street-facing façade, or
e. The upper floor shall implement a façade height that is a
minimum of two feet greater than the façade height of the floor
immediately below. The greater façade height shall be made
evident by taller windows or arrangement of combined windows.
B.4.2 All façade materials, such as siding, window types, and architectural
details, used on the street-facing façade shall be used on all other
building façades.
Appendix B - Page 9 of 10
Objective Design Standards January 31, 2023
B.4. Façade Design and Articulation (continued)
YES NO N/A Objective Design Standard SHEET
B.4.3 Variation in the street-facing façade planes shall be provided for
buildings greater than one story by incorporating any combination of
the following architectural solutions to achieve a minimum of 16
points:
Architectural features, such as:
o Arcade or gallery along the ground floor; 8 points
o Awnings or canopies on all ground floor windows
of commercial space;
6 points
o Building cornice; 5 points
o Façade sconce lighting at a minimum of one light
fixture per 15 linear feet.
3 points
Bay or box windows projecting a minimum of 18
inches from the façade plane and comprising a
minimum of 20 percent of the fenestration on the
upper floors of the facade;
6 points
Balconies or Juliet balconies provided on a minimum of
40 percent of the fenestration on the upper floors of
the facade;
5 points
Landscaped trellises or lattices extending across a
minimum of 65 percent of any level of the facade;
5 points
Materials and color changes; 3 points
Eaves that overhang a minimum of two feet from the
facade with supporting brackets;
3 points
Window boxes or plant shelves under a minimum of 60
percent of the fenestration on the upper floors of the
facade; or
3 points
Decorative elements such as molding, brackets, or
corbels
3 points
TOTAL
B.4.4 Garage doors shall be recessed a minimum of 12 inches from the
façade plane and along the street-facing façade shall not exceed 40
percent of the length of the building façade.
B.4.5 Changes in building materials shall occur at inside corners.
B.4.6 A primary building entrance shall be provided facing a street or
community recreation space. Additionally, all development shall meet
the following requirements:
a. Pedestrian entries to ground-floor and upper-floor non-
residential uses shall meet at least one of the following standards:
i. The entrance shall be recessed in the façade plane at least
three feet in depth; or
ii. The entrance shall be covered by an awning, portico, or other
architectural element projecting from the façade a minimum
of three feet.
Appendix B - Page 10 of 10
Objective Design Standards January 31, 2023
B.4. Façade Design and Articulation (continued)
YES NO N/A Objective Design Standard SHEET
b. For ground-floor commercial uses, façades facing a street shall
include windows, doors, or openings for at least 60 percent of the
building façade that is between two and 10 feet above the level of
the sidewalk.
B.4.7 Pedestrian entries to buildings shall meet minimum dimensions to
ensure adequate access based on use and development intensity.
Building entries inclusive of the doorway and the facade plane shall
meet the following minimum dimensions:
a. Individual residential entries: five feet in width
b. Single entry to multiple residential unit building, including
Residential Mixed-Use buildings: eight feet in width
c. Storefront entry: six feet in width
B.4.8 Mirrored windows are prohibited.
B.4.9 Awnings shall be subject to the following requirements:
a. A minimum vertical clearance of eight feet measured from the
pedestrian pathway;
b. Shall not extend beyond individual storefront bays; and
c. Shall not be patterned or striped.
B.4.10 For buildings abutting a single-family zoning district or existing single-
family use, no part of a rooftop or upper floor terrace or deck shall be
closer than five feet from the facade plane of the lower floor, to
prevent views into adjacent residential uses.
B.4.11 Balconies are allowed on facades facing the street and those facades
facing existing non-residential uses on abutting parcels. Such
balconies shall be without any projections beyond the building
footprint.
B.4.12 Residential Mixed-Use buildings shall provide at least one of the
following features along street-facing façades where the façade
exceeds 50 feet in length:
a. A minimum five-foot offset from the façade plane for a length of
at least 10 feet;
b. Multiple pilasters or columns, each with a minimum width of two
feet; or
c. Common open space, such as a plaza, outdoor dining area, or
other spaces.
B.4.13 Continuous blank façades on any floor level shall not exceed 25
percent of the entire façade length along any street.
m-group.us 51 E. Campell Avenue #1247 Campbell, CA 95009
a new design on urban planning
June 13, 2024
Joel Paulson, Community Development Director
Community Development Department, Town of Los Gatos
110 E. Main Street,
Los Gatos, CA 95030
RE: Los Gatos Objective Design Standards Updates
Dear Joel Paulson,
M-Group is pleased to provide a proposal for services to prepare additional targeted
Objective Design Standards for the Town of Los Gatos. The project would result in an
expanded set of criteria to augment the Town’s existing Objective Design Standards.
BACKGROUND
Based on our phone call following the Town Council meeting on May 7th, 2024 (May 7th
meeting), M-Group reviewed both that Council meeting and the Joint Town Council and
Planning Commission Study Session (Joint Study Session) that had taken place September
12th, 2023.
M-Group understands the direction from the Town Council to staff at the May 7th meeting to
seek a proposal to develop standards that regulate views, ensure high quality building
design, and regulate architectural styles. Let me first provide a summary of these issues
before describing how we would approach this project. Attached to this letter is a scope of
work and budget that would implement an M-Group approach.
View Standards
During the May 7th meeting, the Council identified standards in Grover Beach and Pismo
Beach as being exemplary of their expectations for potential view standards. However, our
research found neither jurisdiction has adopted objective regulations of views or viewsheds.
•The City of Grover Beach Development Code Section 2.30.050.G includes a discussion
of protecting viewsheds, however, the standards are not objective.
•The Pismo Beach Development Standards do not regulate views but refer to a View
Consideration Overlay Zone in Chapter 17.096 of the Municipal Code that includes
regulations of viewsheds, however the regulations are not objective.
During the Joint Study Session, Barbara Kautz noted that she would not recommend
regulating views due to the difficulty in considering them objectively. M-Group does not have
experience developing view or viewshed standards and we agree with Ms. Kautz that
objective standards for views would be difficult to prepare and implement. We do not
recommend that the Town attempt to develop objective design standards that target views
or viewsheds, especially given the lack of objective case studies.
ATTACHMENT 2
a new design on urban planning
m-group.us 51 E. Campbell Avenue #1247 Campbell, CA 95009
2
Architectural Style
At the May 7th meeting, the Council identified standards in Palo Alto and San Bruno as
exemplary of potential regulations for architectural style.
• The City of Palo Alto Objective Design Standards do not include specific regulation of
architectural styles and notes the standards are “not intended to convey required
architectural style. Rather, the objective design standards aim to accommodate a
variety of styles.”
• The City of San Bruno does not have objective design standards but has adopted
Residential Design Guidelines (for single-family homes) that discuss a variety of
architectural styles, noting the “guidelines are not intended to establish or dictate a
specific style” and that “a wide range of architectural styles is acceptable.”
Objective standards for architectural style are most often seen in greenfield or new town
development, where the developer has direct control over the number of total buildings and
the number of defined architectural styles. Additionally, they are usually applied to a single-
family typology and would not necessarily translate to a multi-family building, which will be
a number of stories taller than single-family and with a much larger footprint and mass.
M-Group does not have experience preparing objective standards for architectural styles,
especially at a multi-family scale. To be able to develop such standards, architectural styles
would need to be defined, as well as the scale of development the styles are intended for,
which was noted by the Council. This could prove difficult for a town such as Los Gatos,
where decades of development have resulted in an eclectic range of styles, in many cases
well-executed in terms of attention to detail, quality of materials, and construction craft.
Arriving at a list of qualified architectural styles for multi-family buildings could prove to be
difficult and time-consuming for the Town.
High Quality Building Design
During the May 7th meeting, the Council identified standards in Santa Cruz as exemplary of
potential high quality building design objective standards.
• The City of Santa Cruz Objective Development Standards, found in Section 24.12.185
of the Municipal Code include regulation of building materials including a minimum
number of materials that may be used in the building facade, prohibitions on vinyl
windows, requirements for materials on exterior corners, and regulations for living
walls. The standards are objective and can guide the development of similar objective
standards for Los Gatos.
Additionally at the May 7th meeting, the Council discussed that high quality building design
might be regulated objectively by keying on the most notable features of a building’s design,
such as windows and building materials. We agree that those features are among the most
noticeable parts of the building façade and therefore heavily impact its overall appearance.
Regulations discussed in existing objective design standard case studies, paired with
additional direction from Town decision makers can guide the development of regulations
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concerning exterior materials, window features, and additional design components that
contribute to the quality of a building’s design.
M-GROUP APPROACH
Because M-Group does not have experience developing objective standards for views or
viewsheds, nor for architectural styles at multi-family building scale, we are unable to
respond to those parts of the Council’s request. However, we propose to build off the Town’s
existing Objective Design Standards and develop additional standards that address Council
priorities and focus on two key components.
Building Design and Architectural Features
Using the guidance provided by the Council at the May 7th meeting, M-Group would work in
collaboration with an appointed working Group to prepare objective standards that focus on
strategic façade and massing details. Using case studies noted by Council, such as the Santa
Cruz, Palo Alto objective standards and subjective San Bruno Design Guidelines, together
with additional M-Group case study communities research, we would prepare standards that
are objectively measurable while advancing the subjective phrase “high quality.”
Building Massing and Height
Additionally, we propose to reexamine the massing assumptions in the Town’s existing
Objective Design Standards given the significantly increased density allowances under AB
1287, the 2024 density bonus law. The massing and upper floor stepback assumptions would
be updated to provide the Town with objective standards that facilitate ministerial review of
projects significantly taller than the town might have previously seen under the existing
density bonus law included in Government Code Section 65915-65918.
We hope you will take these issues and the M-Group approach into consideration in your
review of our proposed scope of work, attached to this letter. Please let me know if you have
any questions or concerns.
Sincerely,
TOM FORD, AICP
Principal
tford@m-group.us
510.473.3078
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SCOPE OF WORK
TASK 1: BACKGROUND ISSUES
M-Group will prepare background research, including but not limited to case study
documents identified by the Town Council and Town staff. The background research will
detail issues of high-quality building design, including potential regulations for window
detailing, façade features, and building materials. The research will include projects
previously worked on by the M-Group team, such as the Town of Hillsborough Residential
Design Guidelines, which, while subjective in approach, provide potential avenues into the
development of objective standards for issues of design technique and quality of materials.
TASK 2: WORKING GROUP MEETING #1
M-Group will facilitate a meeting with a working group made up of Town decision makers or
appointees to discuss design and development issues in line with Council priorities and
which could potentially be developed for the expanded objective design standards.
TASK 3: DRAFT OBJECTIVE DESIGN STANDARDS
Based on the discussion with working group members, M-Group will prepare a set of draft
objective design standards for development issues that target design quality and building
massing.
TASK 4: WORKING GROUP MEETING #2
M-Group will facilitate a second working group meeting to discuss and critique the draft
objective design standards.
TASK 5: REVISED DRAFT OBJECTIVE DESIGN STANDARDS
M-Group will revise the draft objective standards based on the discussion and comments
received from working group members at the meeting in Task 4.
TASK 6: PLANNING COMMISSION MEETING #1
M-Group will attend a meeting of the Los Gatos Planning Commission to discuss and receive
comments on the revised draft objective design standards. Planning Commission members
will receive the document in advance of the meeting.
TASK 7: INCORPORATION OF PLANNING COMMISSION COMMENTS
M-Group will revise the draft objective standards to address comments and direction
received from the Planning Commission in Task 6.
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TASK 8: PLANNING COMMISSION MEETING #2
M-Group will attend a second Planning Commission meeting to discuss the revised draft
objective design standards, including comments made by the Commission at their meeting
in Task 6. Planning Commission members will receive the document in advance of the
meeting.
TASK 9: PUBLIC REVIEW DRAFT OBJECTIVE DESIGN STANDARDS
In coordination with Town staff, M-Group will incorporate Planning Commission comments
and prepare a Public Review Draft of the Objective Design Standards for Town Council
consideration.
TASK 10: TOWN COUNCIL HEARING
M-Group will attend a Town Council meeting at which the Council will consider the Objective
Design Standards for adoption.
BUDGET
The cost estimate for the tasks detailed in the Scope of Work are shown in the table below.
TASK COST
Task 1: Background Issues $5,920
Task 2: Working Group Meeting #1 $6,320
Task 3: Draft Object Design Standards $20,580
Task 4: Working Group Meeting #2 $7,240
Task 5: Revised Draft Objective Design Standards $14,860
Task 6: Planning Commission Meeting #1 $5,000
Task 7: Incorporation of Planning Commission Comments $6,180
Task 8: Planning Commission Meeting #2 $5,000
Task 9: Public Review Draft Objective Design Standards $6,840
Task 10: Town Council Hearing $5,000
TASK TOTAL $82,940
Project Contingency (10%) $8,294
TOTAL NOT TO EXCEED $91,234