Staff Report with Attachments 1 through 4.Pre-41 vs Landmark Designation Discussion
PREPARED BY: Sean Mullin, AICP
Planning Manager
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
HISTORIC PRESERVATION COMMITTEE
REPORT
MEETING DATE: 4/23/2025
ITEM NO: 5
DATE: April 18, 2025
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Pre-41 vs. Landmark Designation Discussion
BACKGROUND:
At the meeting of March 26, 2025, it was requested that staff agendize a discussion of pre-1941
versus landmark designations. Staff has provided the attached documents to aid in the
discussion.
ATTACHMENTS:
1. Resolution 2024-012: Amending the Enabling Resolution of the Historic Preservation
Committee and Rescinding Resolution 2021-043
2. Town Code Chapter 29, Article VIII, Division 3 - Historic Preservation and LHP Overlay
3. Residential Design Guidelines, Chapter 4 – Historic Resources
4. Table of Landmark Designations
Page 375
This Page
Intentionally
Left Blank
Page 376
RESOLUTION 2024-012
RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS
AMENDING THE ENABLING RESOLUTION OF THE
HISTORIC PRESERVATION COMMITTEE AND
RESCINDING RESOLUTION 2021-043
WHEREAS, the Town Council of the Town of Los Gatos established the Historic
Preservation Committee;
WHEREAS, the Committee is advisory to the Planning Commission and operates in the
manner hereinafter prescribed; and
WHEREAS, the Planning Commission at its meeting on February 14, 2024, reviewed the
proposed amendments to the Enabling Resolution of the Historic Preservation Committee, held
a public hearing, and forwarded a recommendation of approval to the Town Council; and
WHEREAS, this matter was regularly noticed in conformance with State and Town law
and came before the Town Council for public hearing on March 19, 2024; and
WHEREAS, on March 19, 2024, the Town Council accepted the report of the Planning
Commission's recommendation of approval for the proposed amendments, held a public
hearing, and voted to approve the amendments to the Enabling Resolution of the Historic
Preservation Committee.
WHEREAS, the Town Council of the Town of Los Gatos hereby amends the qualifications
of members and the duties of the Historic Preservation Committee.
NOW, THEREFORE, THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES HEREBY
RESOLVE that the terms and conditions for appointment and conduct of the Historic
Preservation Committee are hereby established as follows:
1. Membership - Organization
a. The Committee shall consist of five (5) voting members. Two (2) members shall be
Planning Commissioners and three (3) members shall be residents of the Town.
b. The terms of appointment shall be at the discretion of the Chair of Planning Commission
for Planning Commission members.
c. The resident members shall be appointed by a majority vote of the Town Council and
shall serve a term of four (4) years.
d. The Town Council and Planning Commission Chair shall appoint professional and lay
members with demonstrated interest, competence, or knowledge in historic
preservation.
e. The Town Council and Planning Commission Chair shall seek professional Committee
1 of 3
Resolution 2024-012 March 19, 2024ATTACHMENT 1
Page 377
members from among the disciplines of architecture, history, architectural history,
planning, archeology, or other historic preservation related disciplines such as urban
planning, American studies, American civilization, cultural geography, or cultural
anthropology to the extent that such professionals are available in the community.
f. Except as necessary to appoint qualified historic preservation professionals in the
community, the Committee members should be residents of the Town.
g. The removal of public members and the absence of members shall be governed in
accordance with all current Town Resolutions and Policies. Vacancies shall be filled by
appointment by a majority vote of the Town Council and shall be for the unexpired term
of the office vacated.
h. The Committee shall hold regular meetings at least once a month and such other
meetings as it deems necessary or expedient. Special meetings shall be held by the
Committee to avoid any delay of an application being considered by the Planning
Commission. The Committee shall call and conduct its meetings in compliance with the
Ralph M. Brown Act (Government Code Sections 54950 and following).
i. A majority of the total number of seats filled on the Committee shall constitute a
quorum for the purpose of transaction the business of the Committee.
j The Committee shall elect a chair and vice -chair, both of whom shall serve at the
pleasure of the Committee. Terms of office shall be for one year and shall begin on
February 1 and end of January 31 of the following year.
k. Minutes of the actions taken during its meetings shall be kept permanently and shall be
a public record.
2. Powers and Duties
a. The Committee oversees all development on properties that the Town considers
historic.
b. The Committee is composed of residents with demonstrated interest, competence, or
knowledge in historic preservation.
c. The duties of the Committee shall be to report to, consult with, and provide assistance,
and make recommendations to the Planning Commission and Planning Director as
provided in Chapter 29, Article VIII, Division 3 of the Town Code.
d. The Committee must report to the Planning Commission prior to any Commission
meeting scheduled to discuss an application for a historic structure which requires
Planning Commission approval, or a proposal to designate a landmark or a historic
district.
3. Resolution Not to Affect Powers of Town Council or Planning Commission
Nothing in this resolution shall be construed as restricting or curtailing any of the powers of
the Town Council or Planning Commission, or as a delegation to the Committee of any of
the authority or discretionary powers vested and imposed by law in such bodies.
BE IT FURTHER RESOLVED that this Resolution rescinds Resolution 2021-043.
2 of 3
Resolution 2024-012 March 19, 2024
Page 378
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos,
California, held on the 19' day of March 2024, by the following vote:
COUNCIL MEMBERS:
AYES: Rob Moore, Rob Rennie, Maria Ristow
NAYS: Matthew Hudes, Mayor Mary Badame
ABSENT: None
ABSTAIN: None
ATTEST:
TOWN CLERK THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
DATE: S/ebJalgSIGNED:
MA
F THE TOWN OF LOS GATOS LOS'
OS, CALIFORNIA DATE:
03/20/Z024 3
of 3 Resolution
2024-012 March 19, 2024
Page 379
This Page
Intentionally
Left Blank
Page 380
-CODE
Chapter 29 - ZONING REGULATIONS
ARTICLE VIII. - OVERLAY ZONES AND HISTORIC PRESERVATION
DIVISION 3. HISTORIC PRESERVATION AND LHP OR LANDMARK AND HISTORIC PRESERVATION OVERLAY ZONE
Los Gatos, California, Code of Ordinances Created: 2025-04-16 13:25:43 [EST]
(Supp. No. 97)
Page 1 of 8
DIVISION 3. HISTORIC PRESERVATION AND LHP OR LANDMARK AND HISTORIC
PRESERVATION OVERLAY ZONE
Sec. 29.80.215. Purposes.
It is hereby found that structures, sites and areas of special character or special historical, architectural or
aesthetic interest or value have been and continue to be unnecessarily destroyed or impaired, despite the
feasibility of preserving them. It is further found that the public health, safety and welfare require prevention of
needless destruction and impairment, and promotion of the economic utilization and discouragement of the decay
and desuetude of such structures, sites and areas. The purpose of historic preservation is to promote the health,
safety and general welfare of the public through:
(1)The protection, enhancement, perpetuation and use of structures, sites and areas that are reminders
of past eras, events and persons important in local, State, or National history, or which provide
significant examples of architectural styles of the past or are landmarks in the history of architecture,
or which are unique and irreplaceable assets to the Town and its neighborhoods, or which provide for
this and future generations examples of the physical surroundings in which past generations lived.
(2)The development and maintenance of appropriate settings and environment for such structures.
(3)The enhancement of property values, the stabilization of neighborhood and areas of the Town, the
increase of economic and financial benefits to the Town and its inhabitants, and the promotion of
tourist trade and interest.
(4)The enrichment of human life in its educational and cultural dimensions by serving aesthetic as well as
material needs and fostering knowledge of the living heritage of the past.
(Ord. No. 1316, § 4.86.010, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 2041, § IV, 2-2-98)
Sec. 29.80.220. Powers and duties of Planning Commission.
The Planning Commission:
(1)Shall recommend to the Town Council, after public hearing, concerning designation of landmarks and
historic districts, as provided in Section 29.80.245.
(2)May establish and maintain a list of structures and other landmarks deserving official recognition
although not designated as landmarks or historic districts, and take appropriate measures for
recognition.
(3)Shall hear and determine architecture and site approval applications for demolition a designated
landmark sites and principal buildings in historic districts, as provided in sections 29.80.270 through
29.80.290.
(4)May take steps to encourage or bring about preservation of structures or other features where the
Planning Commission has decided to suspend action on a permit application, as provided in Section
29.80.285.
ATTACHMENT 2
Page 381
Created: 2025-04-16 13:25:43 [EST]
(Supp. No. 97)
Page 2 of 8
(5)Shall seek and consider a recommendation from the Historic Preservation Committee when
undertaking the powers and duties set forth in subsections (1) and (3) above, and shall consult with or
request assistance from the Historic Preservation Committee when undertaking the powers and duties
set forth in subsections (2) and (4) above.
(Ord. No. 1316, § 4.86.020, 6-7-76; Ord. No. 1375, 11-21-77; Ord. No. 1831, § I, 7-16-90; Ord. No. 2041, § IV, 2-2-
98; Ord. No. 2355, § V, 4-2-24)
Sec. 29.80.222. Powers and duties of the Planning Director.
The Planning Director:
(1)Upon recommendation by the Historic Preservation Committee, determines matters pertaining to
historic preservation as provided in Section 29.80.227 that are not assigned to the Planning
Commission.
(Ord. No. 2355, § VI, 4-2-24)
Sec. 29.80.225. Historic Preservation Committee.
(a)The Historic Preservation Committee acts as an advisory body to the Planning Commission and Planning
Director on all matters pertaining to historic preservation. The Historic Preservation Committee shall consist
of five (5) members, three (3) public members and two (2) Planning Commissioners. The public members
shall be appointed by the Town Council, and the Planning Commission members shall be appointed by the
Planning Commission Chair and affirmed by the Town Council.
(b)The Committee is composed of professional and lay members with demonstrated interest, competence, or
knowledge in historic preservation. Committee members shall be appointed from among the disciplines of
architecture, history, architectural history, planning, archeology, or other historic preservation-relateddisciplines such as urban planning, American studies, American civilization, cultural geography, or cultural
anthropology to the extent that such professionals are available in the community.
(Ord. No. 1316, § 4.86.040, 6-7-76; Ord. No. 1375, 11-21-77; Ord. No. 1626, 8-6-84; Ord. No. 1762, § I, 9-19-88;
Ord. No. 1831, § II, 7-16-90; Ord. No. 1856, § I, 6-3-91; Ord. No. 1915, § III, 10-19-92; Ord. No. 2041, § IV, 2-2-98;
Ord. No. 2355, § VII, 4-2-24)
Sec. 29.80.227. Powers and duties of the Historic Preservation Committee.
The Historic Preservation Committee shall:
(1)Regularly review and make recommendations to the Planning Commission concerning the
determination of all matters pertaining to historic preservation which comes before the Planning
Commission.
(2)Review and make recommendations to the Planning Director concerning the determination of a minor
residential development permit for properties with a LHP overlay zone or structures which were built
prior to 1941.
(3)Review and make recommendations to the Planning Director concerning minor residential and
commercial exterior alterations not covered under the architecture and site approval process or the
minor residential development permit, for designated properties with a LHP overlay zone pursuant to
subsection 29.20.485.
Page 382
Created: 2025-04-16 13:25:43 [EST]
(Supp. No. 97)
Page 3 of 8
(4)Upon request of the Planning Director, review pending or proposed building permits dealing with
historic structures when it is questionable that the work proposed meets the guidelines for pre-1941
structures.
(5)May, on request of the property owner, advise with respect to any proposed work requiring or not
requiring a Town permit on any historic structure, a designated landmark site or in a designated
historic district. Examples of the work referred to are additions, demolitions, painting and repainting of
exterior surfaces, roofing, fencing, landscaping, glazing, and installation of lighting fixtures. In advising,
the Historic Preservation Committee shall be guided by the purposes and standards specified in this
division and other applicable ordinances and/or development standards. This subsection does not
impose regulations or controls on any property.
(6)Review and make recommendations to the Planning Director on requests for removal of a pre-1941
property from the Historic Resources Inventory.
(Ord. No. 1915, § IV, 10-19-92; Ord. No. 2041, § IV, 2-2-98; Ord. No. 2169, § I, 10-20-08; Ord. No. 2355, § VIII, 4-2-
24)
Sec. 29.80.230. Designation by ordinance.
(a)The Council may by ordinance designate:
(1)One (1) or more individual structures or other features, or integrated groups of structures and features
on one (1) or more lots or sites, having a special character or special historical, architectural or
aesthetic interest or value, as landmarks, and shall designate a landmark site for each landmark; and
(2)One (1) or more areas containing a number of structures having special character or special historical,
architectural or aesthetic interest or value, and constituting distinct sections of the Town, as historic
districts.
(b)Each designating ordinance shall include a description of the characteristics of the landmark or historic
district which justify its designation, and a list of any particular features in addition to those features which
would be affected by work described in section 29.80.260 that are to be preserved, and shall specify the
location and boundaries of the landmark site or historic district.
(c)A lot zoned LHP may only be used in the manner provided in the underlying zone, however, the Town
Council, on the basis of the evidence submitted at the hearing, may permit an existing use not otherwise
permitted in the underlying zone to continue providing the Council makes the following findings:
(1)The use has been legal and continues to operate in a manner that is not detrimental to other uses in
the general vicinity;
(2)There is no history of complaints about the use;
(3)Removal of the use to another location would effectively end the significance of the historical
designation on the property; and
(4)The use has been legally and continuously operating for at least fifty (50) years.
The specific use and the findings to support its continuance shall be incorporated in the designating ordinance.
(d)If the use permitted by subsection (c) above is discontinued for one hundred eighty (180) consecutive days,
the use shall not be resumed and the use of the property shall conform with the provisions of the underlying
zone. Token use does not toll or interrupt a period of discontinuance.
Page 383
Created: 2025-04-16 13:25:43 [EST]
(Supp. No. 97)
Page 4 of 8
(e) The property designated shall be subject to the controls and standards contained in this division. In addition,
the property shall be subject to the following further controls and standards if imposed by the designating
ordinance:
(1) For a publicly owned landmark, review of proposed changes in major interior architectural features.
(2) For a historic district, such further controls and standards as the Council finds necessary or desirable,
including but not limited to facade, setback and height controls.
(f) The Council may amend or rescind a designation only by ordinance, after Planning Commission and Council
hearings as required for original designations.
(Ord. No. 1316, § 4.86.050, 6-7-76; Ord. No. 1674, 2-18-86; Ord. No. 2041, § IV, 2-2-98)
Sec. 29.80.235. Initiation of designation.
Initiation of designation proceedings shall be by resolution of the Council or Planning Commission. The date
of initiation is the date the resolution is adopted.
(Ord. No. 1316, § 4.86.060, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 2041, § IV, 2-2-98)
Sec. 29.80.240. Procedure.
Except as provided by this division the proceedings for LHP or landmark and historic preservation overlay
zone designation are the same as for any other zoning of land.
(Ord. No. 1316, § 4.86.070, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 2041, § IV, 2-2-98)
Sec. 29.80.245. Hearing by Planning Commission for proposed historic designation.
Notices required by sections 29.20.560 and 29.20.565, shall be mailed.
(1) Action and time limit. The Planning Commission shall consider the degree of conformity of the
proposed designation with the purposes and standards of this division and the general plan. The
Planning Commission shall determine the matter within one hundred twenty (120) days after the
initiation of designation proceedings.
(2) Notice of action. The Planning Commission shall promptly notify the property owner of action taken. If
the Planning Commission approves or modifies the proposed designation in whole or in part, it shall
transmit the proposal, together with a copy of the resolution of approval, to the Council.
(Ord. No. 1316, § 4.86.080, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 1626, 8-6-84; Ord. No. 2041, § IV, 2-2-98)
Sec. 29.80.250. Notice of designation by Council.
When a landmark or historic district has been designated by the Council, the Town Clerk shall promptly
notify the owners of the property included therein.
(Ord. No. 1316, § 4.86.100, 6-7-76; Ord. No. 2041, § IV, 2-2-98)
Page 384
Created: 2025-04-16 13:25:43 [EST]
(Supp. No. 97)
Page 5 of 8
Sec. 29.80.255. Conformity required.
Construction, alteration, demolition or removal work for which a Town permit is required is prohibited on a
designated landmark site or in a designated historic district unless approval by the deciding body has been granted
as provided in sections 29.80.260 through 29.80.300, or unless the work conforms with the provisions of section
29.80.310.
(Ord. No. 1316, § 4.86.110, 6-7-76; Ord. No. 1375, 11-21-77; Ord. No. 2041, § IV, 2-2-98)
Sec. 29.80.260. Permit required.
No person shall do any work listed below without first obtaining the required planning approval:
(1) Exterior alteration to a designated landmark, property in an historic district or pre-1941 structure
consisting of any construction, addition, demolition, restoration or rehabilitation.
(2) Interior alterations that would affect the exterior of a designated landmark, a structure in an historic
district or a pre-1941 structure.
(3) Construction of any type on a landmark site or within a historic district unless excepted by the
designating ordinance, or of a type which does not affect the exterior appearance of the site, district or
any structure on the site or in the district.
(Ord. No. 1316, § 4.86.120, 6-7-76; Ord. No. 1375, 11-21-77; Ord. No. 2041, § IV, 2-2-98)
Sec. 29.80.265. Application for permit.
Prior to issuance of a building permit, a Notice to Contractor form must be signed by the contractor and
posted at the job site stating that the property is on the Historic Resources Inventory and no deviations from the
approved plans are allowed without prior review and approval. This information shall be affixed on the approved
building plans.
(Ord. No. 1316, § 4.86.130, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 1375, 11-21-77; Ord. No. 2041, § IV, 2-2-98;
Ord. No. 2083, § I, 5-7-01)
Sec. 29.80.270. Reserved.
Editor's note(s)—Ord. No. 1914, § I, adopted Oct. 19, 1992, deleted former § 29.80.270, relative to the procedure
for architecture and site approval, which derived from Ord. No. 1316, § 4.86.140, adopted June 7, 1976 and
Ord. No. 1375, adopted Nov. 21, 1977.
Sec. 29.80.275. Reserved.
Editor's note(s)—Ord. No. 2083, § II, adopted May 7, 2001, repealed former § 29.80.275 of the Code entitled
Notice which derived from Ord. No. 2041, § IV, adopted Feb. 2, 1998.
Sec. 29.80.280. Decision.
The Planning Commission shall consider any report from the Historic Preservation Committee and shall
ascertain whether the proposed work conforms to this chapter and to the provisions of the designating ordinance.
Page 385
Created: 2025-04-16 13:25:43 [EST]
(Supp. No. 97)
Page 6 of 8
(Ord. No. 1316, § 4.86.160, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 1375, 11-21-77; Ord. No. 1626, 8-6-84; Ord. No.
2041, § IV, 2-2-98)
Sec. 29.80.285. Suspended action.
To obtain sufficient time for steps necessary to preserve the structure concerned, the Planning Commission
may suspend action on an architecture and site approval application to permit construction, alteration, demolition
or removal for a period not to exceed one hundred eighty (180) days. The Council may, by resolution, extend the
suspension for an additional period not to exceed one hundred eighty (180) days, if the resolution is adopted not
more than ninety (90) days and not less than thirty (30) days prior to the expiration of the original one-hundred
eighty-day period. During the suspension period, the Planning Commission may consult with the Historic
Preservation Committee, the Los Gatos Heritage Preservation Society and other civic groups, public agencies and
interested citizens, make recommendations for acquisition of property by public or private bodies or agencies,
explore the possibility of moving one (1) or more structures or other features, and take any other reasonable
measures.
(Ord. No. 1316, § 4.86.170, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 1375, 11-21-77; Ord. No. 1626, 8-6-84)
Sec. 29.80.290. Standards for review.
In evaluating applications, the deciding body shall consider the architectural style, design, arrangement,
texture, materials and color, and any other pertinent factors. Applications shall not be granted unless:
(1) On landmark sites, the proposed work will neither adversely affect the exterior architectural
characteristics or other features of the landmark (and, where specified in the designating ordinance for
a publicly owned landmark, its major interior architectural features) nor adversely affect the character
of historical, architectural or aesthetic interest or value of the landmark and its site.
(2) In historic districts, the proposed work will neither adversely affect the exterior architectural
characteristics or other features of the property which is the subject of the application, nor adversely
affect its relationship, in terms of harmony and appropriateness, with its surroundings, including
neighboring structures, nor adversely affect the character, or the historical, architectural or aesthetic
interest or value of the district.
(3) For pre-1941 structures, the proposed work will neither adversely affect the exterior architectural
characteristics or other features of the property which is the subject of the application.
In any event applications shall not be granted for work which violates standards included in the designating
ordinance or pre-1941 design guidelines.
(Ord. No. 1316, § 4.86.180, 6-7-76; Ord. No. 1375, 11-21-77; Ord. No. 1914, § II, 10-19-92; Ord. No. 2041, § IV, 2-2-
98)
Sec. 29.80.295. Exemptions for reconstruction.
Reconstruction of a designated structure shall be exempt from setback and height requirements if it is rebuilt
as originally constructed, except for modifications approved in the permit.
(Ord. No. 1316, § 4.86.185, 6-7-76; Ord. No. 1546, 8-16-82; Ord. No. 2041, § IV, 2-2-98)
Page 386
Created: 2025-04-16 13:25:43 [EST]
(Supp. No. 97)
Page 7 of 8
Sec. 29.80.297. State Historical Building Code.
The California State Historical Building Code (SHBC) provides alternative building regulations for the
rehabilitation, preservation, restoration or relocation of structures designated as cultural resources. As required by
state law, the SHBC shall be used if the property owner requests its use for historic buildings in the Town's building
permit procedure.
(Ord. No. 2041, § IV, 2-2-98)
Sec. 29.80.300. Showing of hardship in cases of proposed alterations, demolitions or
construction.
If the applicant presents facts clearly demonstrating to the satisfaction of the Planning Commission that
failure to approve the application will work immediate and substantial hardship because of conditions peculiar to
the particular structure or other feature involved, the Planning Commission may approve the application even
though it does not meet the standards set forth in either the enabling or designating ordinance.
(Ord. No. 1316, § 4.86.190, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 1375, 11-21-77; Ord. No. 2041, § IV, 2-2-98)
Sec. 29.80.305. Applicability for proposed historic designation.
(a) No application for a permit to construct, alter, demolish or remove any structure or other feature on a proposed landmark site or in a proposed historic district, filed subsequent to the date of initiation of
proceedings to designate the landmark site or historic district, shall be approved while the proceedings are
pending; provided, however, that if final action on the designation has not been completed one hundred
eighty (180) days after initiation of designation proceedings, the permit application may be approved.
(b) The regulations of this division do not apply to the construction, alteration, demolition or removal of any
structure or other feature on a landmark site or in a historic district, where a permit for the performance of
such work was validly issued and used before initiation of proceedings for designation of the landmark site or
historic district. For the purpose of this subsection, a permit is used if substantial construction work
specifically for the purpose for which the permit is issued is lawfully performed after the permit is issued, and
in reliance on the permit. (The term "construction" includes grading.)
(Ord. No. 1316, § 4.86.200, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 2041, § IV, 2-2-98)
Sec. 29.80.310. Unsafe or dangerous conditions.
None of the provisions of this division shall prevent any measures of construction, alteration, or demolition
necessary to correct the unsafe or dangerous condition of any structure, other feature, or part thereof, where such
condition has been declared unsafe or dangerous by the Building Official or the Fire Marshal, and where the
proposed measures have been declared necessary, by such official to correct the condition; provided, however, that only such work as is absolutely necessary to correct the unsafe or dangerous condition and as is done with
due regard for preservation of the appearance of the structure involved may be performed pursuant to this
section. If any structure or other feature is damaged by fire, or other calamity, or by act of God, to such an extent
that in the opinion of the aforesaid officials it cannot be reasonably repaired and restored, it may be removed in
conformity with normal permit procedures and applicable laws.
(Ord. No. 1316, § 4.86.210, 6-7-76; Ord. No. 2041, § IV, 2-2-98)
Page 387
Created: 2025-04-16 13:25:43 [EST]
(Supp. No. 97)
Page 8 of 8
Sec. 29.80.315. Duty to keep in good repair.
The owner, lessee, and any other person in actual charge or possession of a pre-1941 structure, designated
landmark or structure in the LHP or landmark and historic preservation overlay zone shall keep all of the exterior
portions in good repair as well as all of the interior portions which are subject to control by the terms of the
designating ordinance, and all portions whose maintenance is necessary to prevent deterioration or decay of any
exterior portion.
(Ord. No. 1316, § 4.86.220, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 2041, § IV, 2-2-98)
Sec. 29.80.320. Reserved.
Editor's note(s)—Ord. No. 1981, § I, adopted July 5, 1994, repealed former § 29.80.320, relative to filing fees,
which derived from Ord. No. 1610, § I(4.86.230), adopted March 5, 1984 and Ord. No. 1952, § IV, adopted
Aug. 2, 1993.
Secs. 29.80.330—29.80.400. Reserved.
Page 388
Residential Design Guidelines40
Town of Los Gatos
HISTORIC RESOURCES4
Inventories have been prepared which document most Town
historic buildings. This inventory includes information on the
architectural style and historical facts regarding the structure or
site. Especially significant buildings or sites have been designated
Landmarks, and historic neighborhoods and commercial areas have
been designated Preservation Districts.
Historic Preservation Committee
The Historic Preservation Committee consists of five members who
are all Los Gatos residents. Three are members of the public who
are appointed by the Town Council. The other two members are
from the Planning Commission who are appointed by the Planning
Commission Chair. The Committee is composed of professional and
lay members with demonstrated interest, competence or knowledge
in historic preservation.
Historic Resources Advantages to Property Owners
Owners of historic properties enjoy a number of advantages:
•State Historic Building Code
Owners of identified historic buildings can utilize the State
Historic Building Code in lieu of the Uniform Building
Code. Use of the Historic Code allows some flexibility and
can result in a minimum of 10% cost savings.
•Federal Income Tax Credits
From time to time, historic buildings may be eligible for
federal income tax credits based on their rehabilitation costs.
At the present time, income producing buildings listed on
the National Register of Historic Places may be eligible.
Single-family residences may become eligible in the future.
For more information, please consult the State Office of
Historic Preservation or your tax advisor.
•Technical Assistance
Routine maintenance, extensive restoration or rehabilita-
tion and additions must be done carefully to ensure that
the architectural character and therefore the value of the
building is not diminished. The Community Development
Department and the Historic Preservation Committee can
assist you with historic preservation technical assistance.
•Property Values
Landmark status carries with it a certain amount of prestige
which can lead to an increase in property value.
•Neighborhood Protection Plan
Historic designation generally controls the size, quality and
scale of new construction and also restricts demolition, thus
protecting the character and quality of the neighborhood.
•Official Recognition
A historic designation means that your property or neigh-
borhood is recognized by the Town as a key component
of the community’s architectural heritage.
PRE-DESIGN RESEARCH
Prior to commencement of work the
existing conditions of a structure or a
neighborhood should be investigated
to determine the following:
•Is the building or neighborhood
historically significant?
•What are the character-defining
features of the structure? (See
sidebar on facing page)
•Which building elements are
original?
•Are previous modifications or
additions to the structure ap-
propriate to the architectural
style?
•If previous modifications are
inappropriate, can they be
reversed or redesigned to bet-
ter complement the original
design?
Porch columns are often one of
a structure’s character-defining
features in Los Gatos
ATTACHMENT 3
Page 389
Residential Design Guidelines 41
Town of Los Gatos HISTORIC RESOURCES4
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 repairIf minor repair work is proposed and the materials will be re-
placed in kind, only a building permit will be required.
Minor exterior ChangesThe following process is for sites that are within an historic
district or have a Landmark Designation.
Minor exterior changes include:
• Residential first floor addition (excluding additions not vis-
ible from the street that do not exceed 15% of the existing
floor area of the house [excluding cellars] or 400 sq. ft. of
the gross floor area, whichever is less).
• Residential addition less than 100 square feet to an existing
second story which is visible from the street(s) in the im-
mediate neighborhood.
• Residential accessory structure 450 square feet or less which
is visible from the street(s) in the immediate neighborhood
or Victory Lane.
• 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.
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
• Materials
• Ornamentation
• Roof shape and coverings
• Projections: dormers, bay win-
dows, porches, stairs
• Indentations, porches, side jogs
• Windows: size, proportions, meth-
od of opening, sash materials,
trim
• Porches: size, relation to main
roof shape and design of posts,
design of railing, height above
ground.
• Entry: relation to main house wall,
door design, trim
• Stairs: location, direction, design
of railing, materials
• Chimney: height, location, mate-
rials brick work or stone work:
color, size, and texture of units;
profile, color and composition of
mortar
• Foundation or basement: differ-
ence (if any) in treatment from
main house walls
• Garage and its relation to the
house
Page 390
Residential Design Guidelines42
Town of Los Gatos
HISTORIC RESOURCES4
• Reconstruction of a portion of a single family or two family
dwelling with a nonconforming setback.
Application:
An application for Minor Residential Development is required.
Review:
The Town’s 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.
DEMOLITIONS
Demolition (historic structures)
means:
(1) Removal of more than 25% of the
wall(s) facing a public street(s) (or a street
facing elevation if the parcel is a corridor
lot or is landlocked) or 50% of all exterior
walls; or
(2) Enclosure or alteration (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 walls
so that they no longer function as exterior
walls; or
All remaining exterior walls must be
contiguous and must retain the existing
exterior wall covering. No new exterior wall
covering shall be permitted over the existing
exterior wall covering. The following are
exempt from this definition:
a. Replacement. The exterior wall
covering may be removed if the covering is
not original to the structure.
b. Repair. The removal and replace-
ment of in kind non-repairable exterior
wall covering resulting in no change to its
exterior appearance or historic character if
approved by the Town or deciding body.
c. Removal. The removal of an
addition(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 walls
enclosed by additions shall be considered as
exterior walls.
Demolition (non-historic struc-
tures) means:
Removal of more than 50% of the
exterior walls. The remaining exterior walls
must be contiguous and must maintain either
the existing interior or existing exterior wall
covering.
Page 391
Residential Design Guidelines 43
Town of Los Gatos HISTORIC RESOURCES4
BUILDING CLASSIFICATIONS
Structures within the historic districts
are individually classified as to their
relative contribution to the historic
character and quality of the district.
• Contributing Structures
The structures identified as con-
tributors to the district have been
determined to be historically,
architecturally or culturally sig-
nificant. Great care and scrutiny
is required to properly remodel or
add on to any of the contributing
structures so that the structure’s
historic or architectural integrity
is preserved and not destroyed or
damaged in the remodeling or ad-
dition process.
See Appendix B for a list of Con-
tributing structures in the Town’s
four residential historic districts.
• Noncontributing Structures
These structures are those which
are not historical in terms of their
design or have been so modified
over time as to no longer meet
the criteria for Contributing sta-
tus. Owners of noncontributing
structures are encouraged to re-
model them to better support the
scale and character of the historic
district. A noncontributing struc-
ture, if not rehabilitated into a
contributing style or design, should
be remodeled or expanded consis-
tent with its existing architectural
style and design. Introduction of
entirely new architectural styles
(i.e., other than Victorian, Crafts-
man/Bungalow, Mission Revival/
Mediterranean) is prohibited.
4.4 HISTORIC DISTRICTSThe 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.
Page 392
Residential Design Guidelines44
Town of Los Gatos
HISTORIC RESOURCES4
ALMOND GROVE
HISTORIC DISTRICT
BROADWAY
HISTORIC DISTRICT
HISTORIC DISTRICT RESIDENCES
Page 393
Residential Design Guidelines 45
Town of Los Gatos HISTORIC RESOURCES4
UNIVERSITY-EDELEN
HISTORIC DISTRICT
FAIRVIEW PLAZA
HISTORIC DISTRICT
HISTORIC DISTRICT RESIDENCES
Page 394
Residential Design Guidelines46
Town of Los Gatos
HISTORIC RESOURCES4
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.
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
Examples of some character-defining elements
Page 395
Residential Design Guidelines 47
Town of Los Gatos HISTORIC RESOURCES4
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.
4.8 R E S T O R A T I O N / R E H A B I L I T A T I O N /
RECONSTRUCTIONThe 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
or features that convey its historic, cultural, or architectural values. For
additions to a historic resource, applicants should also refer to Section
4.9: Additions to Structures below.
The reconstruction of a historic resource is the act or process of depict-
ing, by means of new construction, the form, features, and detailing
of a non-surviving site, landscape, building, structure, or object for
the purpose of replicating its appearance at a specific period of time
and in its historic location.
4.8.1 General Guidelines
• The mass and scale of 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.
Page 396
Residential Design Guidelines48
Town of Los Gatos
HISTORIC RESOURCES4
• New materials should identically match original materials
in shape, size, dimension, texture and pattern. Metal used
as flashing, screening, gutters, and utility services and other
traditional elements are acceptable.
• Composite, synthetic, metal, vinyl, plastic or fabricated/
imitation wood products, painted brick or imitation used
brick will generally not be approved. However, some ex-
ceptions may be made on a case-by-case basis when the
decision making body determines that the replacement is
consistent with the appearance of the original material, and
that a lay person would be unlikely to discern the difference.
The burden of proof will reside with the applicant. Mate-
rial samples, photographs and specific locations where the
material may be seen in use will all assist in the evaluation
of alternative materials.
• The decision making body may approve an acceptable alter-
native to the original building material if use of the original
material is not feasible due to unreasonable cost and com-
mercial availability, or health and safety considerations.
4.8.3 Doors
• Original doors should be retained and restored.
• New replacement doors for Victorians should not be flush,
but of raised or flat panel design.
• Front doors generally should be painted, not stained.
Not applicable to Mission Revival/Mediterranean 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
Simulated divided lite windows may be considered on a case-by-case basis
True divided lite windows are encouraged when appropriate to the original structure
Original doors and windows should be
retained and repaired
Page 397
Residential Design Guidelines 49
Town of Los Gatos HISTORIC RESOURCES4
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.
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
Page 398
Residential Design Guidelines50
Town of Los Gatos
HISTORIC RESOURCES4
• 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.
Restore porches to their original form and
detail whether simple, as above, or decorative
as below.
Page 399
Residential Design Guidelines 51
Town of Los Gatos HISTORIC RESOURCES4
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.
Restore gable and eave details, but don’t add features that were not original to the house
Avoid asymmetrical
gable ends like this
Heavy profile fireproof composition shingles
may be used as a replacement for wood single
and wood shake roofs
Maintain the siding scale and patterns of the original structure
Page 400
Residential Design Guidelines52
Town of Los Gatos
HISTORIC RESOURCES4
• 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.
Traditional wood picket fences and arbor
gateways are common features in many Los
Gatos neighborhoods
Decorative features should be retained
Brick and stone retaining walls, common in many Los Gatos neighborhoods, should be retained and restored
Page 401
Residential Design Guidelines 53
Town of Los Gatos HISTORIC RESOURCES4
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.
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
Page 402
Residential Design Guidelines54
Town of Los Gatos
HISTORIC RESOURCES4
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.
• New structures should be built in the same style and de-
sign of contributing structures in the district. In general,
Victorian, Craftsman/Bungalow, and Mission Revival/
Mediterranean styles are the contributors to Los Gatos’
historic districts.
• Exact duplication is neither required or encouraged. How-
ever, a recognized architectural style and design in the
district is required.
• New Victorian and Craftsman style structures must accu-
rately replicate the traditional style, design and integrity of
those contributing 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.
Front facades should appear similar in height to those seen
historically in the block. Taller portions should be set back
further on the lot.
EXAMPLES OF SYMPATHETIC
NEW CONSTRUCTION
Page 403
Residential Design Guidelines 55
Town of Los Gatos HISTORIC RESOURCES4
• 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 STRUCTURESThis 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.
• Carry out exterior changes to the building facades and addi-
tions using the guidelines in Section 4.8, 4.9 and 4.10.
Page 404
Residential Design Guidelines56
Town of Los Gatos
HISTORIC RESOURCES4
4.11.2 Remodel to a less than Contributing Status
• Owners not wishing or unable to remodel to the extent
necessary to bring a structure up to contributing structure
status are never-the-less encouraged to make changes that
are sensitive and supportive of the integrity of the historic
district.
• Additions or alterations to noncontributing structures
should not disrupt the prevailing rhythm of setbacks on
the block.
• The front of the house should be oriented toward the street
and the front entry clearly identified.
• Additions to noncontributing structures should have a
similar mass to the surrounding neighborhood. For ex-
ample, the addition of a second floor on a noncontributing
structure in a largely one story neighborhood would be
strongly discouraged.
• Front elevations should be similar in scale to those seen
traditionally in the district.
• Simple gable or hipped roofs with a pitch similar to those
in the district are generally appropriate. Complex or unusual
roof forms are strongly discouraged.
• Window and door types, sizes, and proportions should be
similar to the contributing structures in the district. The
number of window types on a structure should be limited.
Window and door trim should also be similar in material
and size.
• Building materials and finishes should be similar to those
of contributing structures in the district. Large amounts
of glazing or the use of metal materials is discouraged.
Roofing materials should also be similar to those used on
nearby contributing structures.
• Exercise restraint on the use of decorative details on non-
contributing structures.
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
Page 405
This Page
Intentionally
Left Blank
Page 406
Designating Ordinance Application #Resource Location Notes APN
1145 HD-73-1 Forbes Mill 75 Church St.52954050
1145 HD-73-2 Toll House 142 S. Santa Cruz Ave.51045090
1145 HD-73-3 La Canada Bldg.1-17 S. Santa Cruz Ave.Rescinded by HD-91-1, now in district 51044077
1145 HD-73-4 McCullough-Jones House 18000 Overlook Rd .51040159
1145 HD-73-5 Peter Johnson Home 49 Los Gatos Blvd.52926007
1145 HD-73-6 James Lyndon Home 270 E. Main St (Repealed)52951005
1145 HD-73-7 Harry Perrin Home 315 University Ave (Repealed)52904062
1145 HD-73-8 Stone Cats 17525 Santa Cruz Hwy 51047010
1145 HD-73-9 Alpine Ave. Stone Walls Alpine Ave (19, 25, 38, 47, 57, 58, 78, 106, 118, 126, 134)
52937034, 52937035, 52937036, 52937012,
52938036, 52938035, 52937043, 52938031,
52938030, 52937039, 52937032
----HD-73-10 Johnson Ave Stone Walls Proposed but never designated
1145 HD-73-11 Winchester Blvd. Stone Walls 15861 & 15891 Winchester Ave, 17595 Bruce Ave 41011059, 41011055, 41011004
1145 HD-73-12 College Ave. Stone Walls College Ave 52929052
??HD-75-1 Market Street School (Repealed)
1278 HD-75-2 Macabee Gopher Trap Factory 110 Loma Alta Ave 53229024
1278 HD-75-3 Billy Jones Wildcat Railroad w/in Oak Meadow Park (Repealed)52912021, 52912023
1278 HD-75-4 Waterman House 45 Broadway (Repealed)51045057
1296 HD-75-5 Ford Opera House 140 W. Main St (Repealed)52903018
1278 HD-75-6 Coggesall Mansion 115 N. Santa Cruz Ave 51017102
1278 HD-75-7 Pratt House 16920 Farley Rd.52914069
1278 HD-75-8 Site of University Ave. School 50 University Ave (site only, no buildings)(Repealed)52902044
1351 HD-76-1 Fairview Plaza and Environs Historic District Historic District
1351 HD-76-2 Rankin Block 131 W. Main St Rescinded by HD-91-1, now in district 52901032
1354 HD-76-3 Rex Hotel (Beckwith Block)31 E. Main St 52928036
1351 HD-76-4 Gardner House 16230 Shannon Rd 53202074
1359 HD-76-5 Mountain Spring Pumping Station, Terminus of Bean Ave.Terminus of Bean Ave.51018999
1351 HD-76-6 Simond Adobe Quito Road 14610 Quito Rd 40714003
1351 HD-76-7 37, 41 and 45 E. Main St.37-41-45 East Main St 45 E. Main demolished due to 1989 earthquake damage 52928019
----HD-76-8 Crider House Proposed but never designated
1351 HD-76-9 Cohen House 204 Los Gatos Blvd 53237003
----HD-78-1 Abbey Inn Demolished
1415 HD-78-2 Rogers House 16351 Los Gatos-Almaden Rd 42434074
1463, 1643, 1919 (1A), 2165 HD-80-1, HD-80-1A Almond Grove Historic District Historic District Historic District
----HD-80-2 Forrest House Proposed but never designated
----HD-80-3 Hunter-Noble House Proposed but never designated
----HD-80-4 Nino House, Fence, Wall Proposed but never designated
1574 HD-83-1 Yun See San Fong House 16660 Cypress Way 53223106
1622 HD-84-1 Hoerler House 15943 and15945 Camino del Cerro 52324066 & 52324065
1648, 2166 (2A)HD-84-2, HD-80-2A Broadway History District Historic District Historic District
1653 HD-84-3 Thrash House 367/371 Los Gatos Blvd 52964027
1702, 1920 (1B)HD-86-1, HD-86-1B University-Edelen Historic District Historic District
1734 HD-87-1 Maria's Berry Farm (rescinded by HD-90-1, Ord. 1813)16345 Mozart Ave Structures moved to New York Ave, then 41 Miles 42445031
1813 HD-90-1 Maria's Berry Farm New York Ave
1843 HD-91 1 Commerical Historic District Historic District Historic District
1841 HD-91-2 The Florentine Village 42 Central Ave 52935043
1850 HD-91-3 Maria's Berry Farm 41 Miles Ave 52905049
2050 HD-98-1 Malpas House 55 Hernandez Ave 51042051
2194 HD-10-003 Charles Beedle House 16221 Shannon Rd 52307052
ATTACHMENT 4
Page 407
This Page
Intentionally
Left Blank
Page 408