Ord 1702 - AMENDING THE ZONING ORDINANCE AFFECTING ZONE CHANGE NO. 72 FROM R-1D, RM:5-12, C-2, AND O TO R-1D-LHP, RM:5-12-LHP, C-2-LHP AND O-LHP (UNIVERSITY/EDELEN HISTORIC DISTRICT)ORDINANCE NO. 1702
AN ORDINANCE OF THE TOWN OF LOS GATOS AMENDING THE ZONING ORDINANCE
AFFECTING ZONE CHANGE NO. 72 FROM R -1D, RM:5 -12, C -2,
AND 0 to R -1D -LHP, RM:5 -12 -LHP, C -2 -LHP AND 0 -LHP
(UNIVERSITY /EDELEN HISTORIC DISTRICT)
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS ORDAINS:
SECTION I.
The district delineated on the attached map is hereby designated historically and
culturally significant as the University /Edelen Historic District HD -86 -1.
SECTION II.
The district - is designated to be historically, architecturally, or aesthetically
significant for the reasons listed below:
A. Property: University /Edelen District Boundaries:
North - Saratoga Avenue
South - Main Street
East - Los Gatos Creek
West - Old Southern Pacific Railroad
(see map - Exhibit A)
B. Historic designation no.: HD -86 -1
C. Description of designation: District
D. Description of characteristics which justify - the designation:
Historical:
e Un v rsity /Edelen area was originaly part of the Mason Tract. In September
1880 the area was subdivided into 5 parcels ranging from 6.75 acres to 10 acres.
These parcels were further subdivided and became the Miles /Edelen Subdivision
(The Vineyard Lots), the Hagerty Subdivision, the Quick Subdivision, the
Bentley /Pierce Subdivision and the Engrish Subdivision which created the lots
forming the University /Edelen Area. these subdivisions predated the turn of the
century:
Architecture The predominance of Victorian architecture, including informal
wood frame cottages and impressive homes, intermixed with bungalow style cottages
built somewhat later along with numerous commercial structures of all ages and
styles reflect the history and development of the district. The few ranch and
contemporary styles of more recent construction in the district blend well and
contribute to a sense of continuity over time. Ind'iv'idual architectural
distinction is not as important in a historic district as - the neighborhood entity
created. The University /Edelen district has easily identifiable boundaries which
adds to its perception as a distinct neighborhood.
Significant Residential Structures:
Harry Perrin Home - 315 University Avenue: This house is estimated to have been
built in 1895. The original owners were Harry and Theresa Perrin. Mr. Perrin
was a brick mason and contractor and built the house with his own hands for his
bride. They sold the house in 1906. Mr. Perrin later constructed the revetments
for the Presidio of San Francisco. The house has been called "Honeymoon House."
The home is an excellent example of romanesque style architecture.
In 1972 a major remodeling job was redone under the direction of Boris and Nancy
Baranowski. The interior was redone and made into law offices.
Miles House (Los Gatos Museum Restoration Award, 1971), 130 Edelen: This Queen
Anne, -story ictorian was built by contractor-land eve oper 0. E. Miles in
1886. The house was converted to a duplex in 1932 and was then reverted to a
single - family house in 1963. The home was used as a movie set for the 1970 Orson
Wells movie "The Toy Factory."
Skinkle House, 129 Edelen: This Queen Anne, 2 -story Victorian was built by
pharmacist . Skinkle, Jr., in 1890. He was co -owner of Watkins Skinkle Drug
Store on Main St. and Santa Cruz Avenue. Skinkle was President, in 1895, of the
Board of Trade (forerunner of the Chamber of Commerce).
Miscellaneous Pre -1900 Residences - (Addresses are Noted)
Street Address Current Property Owner Approx. Date Constructed
BENTLEY
91 Mrs. Adra Pulling 1896
(16516 Apple Blossom, LG)
EDELEN AVENUE
103
Mrs. Adra Pulling
1888
1891
(16516 Apple Blossom, LG)
104
Mr. Robert Lowe
1881
107
M &M Lowell Anderson
1880
103
(15876 Shannon Rd., LG)
Neil Thoman
110
Maureen Hague
1881
113
Todd Robillard
1889
James & Christina Bacigalupi
Jason Mesa
122
117
M &M Ludwig Spolyar
1893
1448 Johnson
Diane Rhudy
San Jose CA 95129
118
Galen & Majorie Muttersbach
1888
129
M &M L. Harry Groh
1891
130
M &M Bruce Gillespie
No specific date
209
Dr. & Mrs. C. Callender Smith
1900
(19020 Monte Vista,
Saratoga 95070)
213
M &M Ralph Cox
1896
233
Kenneth Challenger &
1891
Gillian Appleby
239
Mrs. Jeanne Wilson
1892
245
Jeanne L. Barnes
1890
255
M &M Elmer Rhoads
1900
MILES AVENUE
68
Kathleen Ellis
1891
72
M &M Clayton Eldridge
1891
UNIVERSITY AVENUE
103
M &M
Neil Thoman
1890
104
M &M
John Gork
1888
118
James & Christina Bacigalupi
1892
122
Ms.
Darlene Keith &
1890
Ms.
Diane Rhudy
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UNIVERSITY AVENUE (cont'd)
123
Ms. Mary Babbes &
1900
Mr. Philip Vlamis
(P.O. Box 654, Campbell 95008)
126
Mrs. Theresa Love
1888
(79 LaPaz, Campbell 95008)
128
Mr. and Mrs. Robert &
1885
Jean Simons
201
Dr. & Mrs. Joseph Brozda
1896
(14900 Montalvo Rd., Saratoga)
202
Cyra Collier, et al
1900
205
M &M Karlis Hincenbergs
1896
215
Perry & Gwen Gardener
1896
217
University Partners
1896
221
Estate of Frances Vierra
1900
(1765 Chestnut St., San Francisco
9412 3 )
222
M &M Russell Miller
1896
237
Mr. Gust Pinoris &
1896
Mr. Nickalos Felios
(1159 Sunnymede, San Jose)
240
M &M Lou Turner
1890
(42 Wadsworth, LG)
254
M &M Lou Turner
1900
(42 Wadsworth, L.G.)
256
Mrs. Edith Brashear
1898
262
M &M Lloyd Sakshaug
1895
(15789 Union, LG)
266
Mr. Michael Nolan
No specific date
(1002 Purdue St.,
San Leandro 94570)
315
Mr. Bruce Curtis &
'1896
Mr. Ben Griffin
321
Mr. Jack Voden & Mr. Neil Voden
1893
Mr. Neil Voden
(105 Summerwood Lane)
322
Mr. Edward Lucey
1890
(16485 Los Gatos B1vd.,LG)
327
M &M Richard Carlson
No specific date
0 87 LuRay Dr., LG)
330
Mrs. Zona Boyer
1885
(P.O. Box 5146, Santa Cruz)
409
Mr. Leo Boger
No specific date
(63 Grove St., LG)
Significant
Commercial Structures:
Old Town - 50 University Avenue The most popular commercial structures in the
Historic District are located at Old Town (formerly the University Avenue School
and Auditorium). The property was a school site from 1881 to 1964. At one time
(1893 - 1908) the site included both a grammar school and high school. Although
the structures have been remodeled over time, they still maintain the historic
character and charm of the old school site.
The first school opened on August 8, 1881. The structure was added to in 1885
and an addition for a high school was constructed in 1893. A final addition was
constructed in 1916.
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The old building was demolished and a new one built in 1923. The original
two -floor school built in 1923 was modeled after the early California- Spanish
mission of San Juan Capistrano. The school was abandoned in 1961. The property
was sold in 1964 and converted into a Fine Arts Center housing more than 50 shops
and restaurants the school auditorium and was the home of California Actors
Theater and other performance groups until 1982. Today, the stripped Spanish
Colonial Revival stucco schoolhouse has been reconstructed to work neatly as a
shopping center in the woodsey contemporary style. The result is a complex and
pleasing design, curiously recalling the Monterey Colonial Revival. The school
auditorium /theater remains available for theatrical performances and cultural
events.
Opera House - 140 W. Main Street This structure is a rectangular 3 -story brick
building with the facade facing on Main Street. Presently housing the "Opera
House Antiques" on the main floor and mezzanine, the upper floors are in almost
their original condition. The walls and ceilings are covered in stamped, tin
panels.
This building is of great significance to the Town. Built in 1904, and
continuing until the '30's, the Opera House was the center of the Theatre
circuits. It also housed school plays, graduations, and political meetings.
Many well -known entertainers and lecturers appeared. The building has had only
four owners.
Originally built by E. L. Ford who purchased the site from Mrs. Mary Parr in 1901
after the fire for $10; sold it to J. Walter Crider in 1916. Don DeAmicas and
Associates bought the building in 1959, and sold it to Mr. and Mrs. George
Montgomery in 1962.
Fretwell Building - 96 University Avenue: Constructed in 1890, this is a rare,
but tiny, stucco Romanesque Revival commercial block which is more Furnessian
than Richardsonian.
E. Description of particular features subject to preservation in addition to
items covered under Section 4.86.120 of the Zoning Ordinance are as
follows:
1. Roads should be repaired to maintain appearance as of adoption of
this ordinance.
2. Date stamps in concrete sidewalks.
F. Standards for review of new residential structures and exterior residential
remodels and additions that are visible from the street as required by
Section 4.86.180 are as follows:
1. Front yard fencing and walls: New fencing shall not exceed 3 feet
in height, shall be of open design, and shall be consistent with
those existing in the district. Covered gateways may exceed the 3
foot height limit.
2. Front yard setbacks: Generally, new houses are required to provide
a front yard setback of 15'. Front yard setbacks for new
construction may be reduced in accordance with the prevailing
setback on the adjacent lots. (Reference Section 4.10.060 and
4.10.070, note these sections only apply to front yards, not side,
rear or side yards abutting streets).
3. Heights and proportions: Heights and proportions of additions and
alterations should be compatible with those of existing
residential structures, especially if they will be seen from the
street. New construction should maintain the existing scale and
character through compatible design and attention to detail.
4. Building facades visible from the street: Protected elements
should include exterior trim, siding, windows, roofs, overhangs,
porches, walkways, doors and associated colors, materials and
details which contribute to the essential character of the
district.
5. Siding:
Detailed siding materials such as fancy cut shingles, molded
plaster and other intricate designs generally used as design
accents, shall be maintained, duplicated, re -used or otherwise
replaced -in -kind where they occur.
6. Building materials: The original materials shall be matched in
types and textures as closely as possible when rehabilitating a
structure. In addition, all new and rehabilitated structures will
be subject to the following standards:
a. Exterior siding materials
(1) Clapboard and shiplap are the most common sidings.
Siding material shall be compatible with existing
residential buildings in the immediate vicinity. Wall
materials on additions should be in keeping with existing
siding.
b. Roofs
(1) Wood shingles are the preferred material.
(2) Composition materials are acceptable in dark colors.
(3) New roofs and modifications to existing roofs shall be
similar in shape pitch and detail to those existing in
the district which are generally steep (6 :12 min.),
gabled and employ overhangs. Shed roofs may be
acceptable at the rear.
(4) Detailing similar to that of existing structures, such as
brackets, vergeboards, overhangs, etc, is encouraged in
the design of new structures, especially on street
facades.
C. Windows and Doors
(1) The preferred material for windows and doors is wood.
(2) Original doors should be retained where possible.
Replacement doors should not be flat but of a raised
pattern, especially on the street facade.
(3) Plastic materials should not be used in place of glass.
(4) In remodeling or additions, new windows shall match the
color, material and detail of existing windows. Aluminum
framed windows are acceptable and should be compatible in
size and proportion with the essential character of the
district, and should be other than natural grey color.
(5) Sills, lintels, frames, sashes, muntins and glass in
existing windows should be retained where possible.
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d. Porches
(1) New front porches should be similar in character to those
of the district which are generally large, roofed,
open - sided, visible From the street and located several
steps above level. If enclosed, new porches should not
be enclosed with anything other than glass or screen and
these materials should be installed behind posts,
balasters and decorative trim.
(2) In remodeling or additions, existing front porches should
be retained or replaced in kind.
e. Colors
Traditional three color schemes are favored over more
elaborate or single color schemes.
G. Standards for review of new commercial structures and all exterior
commercial remodels and additions as required by Section 4.86.180 are as
follows:
1. Fencing is not permitted in required front yards or required yards
abutting a street except walls or fences not 'three feet high may be
erected to screen on -site parking spaces from the street. A six foot
high masonry wall is required along those property liens which abut or
are across the street from a lot in a residential zone.
2. Setbacks: Setbacks for new construction shall be in accordance with
the setbacks for - the specific zone.
3. Heights and proportions: Heights and proportions of additions and
alterations should be compatible with those of existing structures,
especially if they will be seen from the street. New construction
should maintain the existing scale and character through compatible
design and attention to detail.
4. Building Facades: Protected elements should include exterior trim,
siding, windows, roofs, overhangs, porches, walkways, doors and
associated colors, materials and details which contribute to the
essential character of the district.
5. Siding: Detailed siding materials such as fancy cut shingles, molded
plaster and other intricate designs generally used as design accents,
shall be maintained, duplicated, re -used or otherwise replaced -in -kind
where they occur.
6. Building materials: The original materials shall be matched in types
and textures as closely as possible when rehabilitating a structure.
In addition, all new and rehabilitated structures will be subject tc
the following standards:
a. Exterior siding materials
(1) Siding material shall be compatible with existing commercial
buildings in the immediate vicinity. Wall materials on
b. Roofs additions should be in keeping with existing siding.
(1) Composition materials are acceptable in dark colors.
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(2) New roofs and modifications to existing roofs shall be
similar in shape pitch and detail to those existing in the
district which are generally steep (6:12 min.), gabled and
employ overhangs. Shed roofs may be acceptable at the rear.
(3) Detailing similar to that of existing structures, such as
brackets, vergeboards, overhangs, etc, is encouraged in the
design of new structures, especially on street facades.
c. Windows and Doors
(1) The preferred material for windows and doors is wood.
(2) Original doors should be retained where possible.
Replacement doors should not be flat but of a raised pattern,
especially on the street facade.
(3) Plastic materials should not be used in place of glass.
(4) In remodeling or additions, new windows shall match the
color, material and detail of existing windows. Aluminum
framed windows are acceptable and should be compatible in
size and proportion with the essential character of the
district, and should be other than natural grey color.
(5) Sills, lintels, frames, sashes, muntins and glass in existing
windows should be retained where possible.
d. Colors
Traditional three color schemes are favored over more elaborate or
single color schemes.
H. All structures (including accessory buildings) included in the
district are regulated by this ordinance and subject to all of the
provisions of Chapter 4.86 of the Zoning Ordinance. However, the
permit requirements of Section 4.86.120 only apply to work which is
considered a material change. A material change for a residential
structure is any exterior alteration for which a building permit is
required and which will affect the main facades that face onto an
adjacent street. A material change for a commercial structure is any
exterior alteration for which a building permit is required. This
does not include painting and ordinary maintenance which do not
require a permit. All other changes not included above are
non- material changes even when a building permit is required.
SECTION III.
This Ordinance shall resind Historic Designation HD -73 -7, Section 2 of Ordinance
1145 and HD -75 -5, Section 2 of Ordinance 1296.
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SECTION IV.
This Ordinance was introduced at a regular meeting of the Town
Council of the Town of Los Gatos on December 1st 1986 and adopted by
the following vote as an ordinance of the Town of Los Gatos at a regular meeting
of the Town Council on December 15th , 1986.
AYES: COUNCILMEMBERS Eric D. Carlson, Thomas J. Ferri
and Mayor Brent N. Ventura
NOES: COUNCILMEMBERS Robert L. Hamilton
ABSTAIN:
ABSENT:
COUNCILMEMBERS
COUNCILMEMBERS
Joanne Benjamin
None
F,
SIGNED:
MAYOR OF THE TOWN LOS GATOS
ATTEST:
DEPUTY CLERK OF THE TOWN OF L GATUS
VIOL.(ZN Z -86 -1)
EXHIBIT" A
UNIVERSII'YJEDELEN HISTORIC DISTRICT'
T OJWV N11 0j I- F L 0, S G_ � A� T - �j Q sQ)
Application No ®' -8¢ -1 & Z-86-1 Change of zoning map
amending the Town Zoning Ordinance.
Zone Change from R - RM il-r - 12 , tO $ R -1 D -LHP,,
F7 Prezoning C -2' . O RM:5- 12 -LHP : C r . Z -LHP & O -LHP
ReCom ended by Planning Commission date 10/ 1 O/86
Approved by Town Council ate Decem 15 1.980rd 1 ,
Town Clerk - Mayo �A' %=