1992-189-Approving The Commercial Design Guidelines For The Central Business District And The Residential Design Guidelines For Pre-1941 StructuresRESOLUTION 1992 -189
RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS
APPROVING THE COMMERCIAL DESIGN GUIDELINES FOR THE CENTRAL
BUSINESS DISTRICT AND THE RESIDENTIAL DESIGN
GUIDELINES FOR PRE -1941 STRUCTURES
NOW, THEREFORE, THE TOWN COUNCIL OF THE TOWN OF LOS GATOS
DOES HEREBY RESOLVE AS FOLLOWS:
WHEREAS, the Town Council recognizes a need to have design standards to protect
the unique character of the downtown and the historic commercial and residential structures
that provide the character and identity this Council has strived to preserve;
WHEREAS, it is important that the general public be aware that the Town is
sensitive about the development of its Downtown and the protection of its historic
structures and that these guidelines are intended to ensure the vitality of the Downtown
through quality design and to further the goals of preserving historic structures and the
protection of the general welfare of the community while not discouraging unique and
innovative design;
RESOLVED: the Town Council hereby resolves to adopt the Commercial Design
Guidelines for the Central Business District and the Residential Design Guidelines for pre -
1941 structures attached as Exhibits A and B including the proposed changes as follows:
1. A section be inserted before the "Introduction" of both the commercial
and residential guidelines indicating that the provisions of the historic
district ordinances takes precedent whenever there may be a conflict
between the design guidelines and the historic district ordinances.
2. Those sections of the guidelines where replication of historic structures is
discussed, it shall read "new construction and additions shall match or be
subtly distinguished from existing historic structures."
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PASSED AND ADOPTED at a regular meeting of the Town Council held on the
5th day of October, 1992, by the following vote:
COUNCIL MEMBERS:
AYES: Randy Attaway, Joanne Benjamin, Steven Blanton, Brent N. Ventura
NAYS: None
ABSENT: Mayor Eric D. Carlson
ABSTAIN: None
SIGNED:
CE -MAYOR OF THE WN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
r
CLERK OF THE TOWN OF LOS eATOS
LOS GATOS, CALIFORNIA
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LOS GATOS
RESIDENTIAL DESIGN GUIDELINES
PREPARED FOR
THE TOWN OF LOS GATOS
by
CAREY & CO., ARCHITECTURE
with the assistance of
ANNE BLOOMFIELD, ARCHITECTURAL HISTORY
January 2, 1991
LOS GATOS DRAFT RESIDENTIAL DESIGN GUIDELINES
1. INTRODUCTION
A. Purpose
These residential design guidelines are intended to assist Los Gatos property
owners considering building alterations, remodeling, or new construction of
residences. They are also intended to assist the Town in evaluating
proposed projects. The primary purpose is to guide property owners
towards successful solutions to their needs and to maintain the existing
positive physical qualities and character of the residential neighborhoods in
Los Gatos. It will assist in determining whether a new building, or an
expansion of an existing one, is visually compatible with the character of its
neighborhood. The basic premise is that existing structures should be
retained and rehabilitated while maintaining the structure's integrity. New
construction and any alterations should contribute to the unique existing
urban qualities of the Town.
This report was prepared by Alice Carey and Robert Cole of Carey & Co.,
Architecture with the assistance of Anne Bloomfield of Anne Bloomfield
Architectural History.
B. Application / Enforcement
1. Residential Historic District Boundaries
These guidelines apply to all properties within the boundaries of
designated Historic Preservation Overlay Zones, Landmark Sites, and
to all residential buildings constructed before 1941.
2. Legal Basis of these Guidelines
All new construction and any exterior modification to existing
residences within the Landmark and Historic Preservation Overlay
Zone, and Historically Designated Sites shall be in conformance with
these Design Guidelines which were adopted by the Town Council on
1991.
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LOS GATOS DRAFT RESIDENTIAL DESIGN GUIDELINES
3. Related Requirements
All new construction shall conform to the requirements of the Los
Gatos building, plumbing, electrical, and mechanical codes and
requirements of the State of California, e.g., Alquist- Priolo Act; Title
24 of the California Administrative Code (including the State Historic
Building Code).
4. Requirements for Review of Applications
Requirements for review of proposed residential projects are as
stipulated in the Landmark and Historic Preservation Overlay Zone,
as defined in Chapter 4.86 of the Town Zoning Ordinance.
C. Critical Residential Issues
Los Gatos is confronted with several critical issues with respect to its existing
housing stock. Historically Los Gatos was primarily a summer resort;
housing stock consisting primarily of weekend or summer retreats. The
variety of styles and housing types built over time enhance quality of life in
Los Gatos. The neighborhoods have essentially retained most of this
character, but they are now confronted with economic growth and expansion
from the Silicon Valley. Because of the transition into a suburban community
of permanent residents, housing requirements have changed. Remodeling
existing buildings and adding new housing in existing neighborhoods
requires thoughtful planning.
D. Neighborhood Character
1. Significance
The Town of Los Gatos has determined that it would like to preserve
the existing town ambience, specifically the historic character of its
neighborhoods. Retention of this character enriches the physical
environment of the Town. In order to protect neighborhood character
we must first define it and, when possible, quantify the definitions.
This section focuses on the physical and visual aspects of
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LOS GATOS DRAFT RESIDENTIAL DESIGN GUIDELINES
neighborhood character. Two of the most important aspects of
neighborhood character, change and diversity, are taken into
consideration.
2. Definition
Physical aspects of neighborhood character are described by the
following categories: context, site, form, rhythm, and treatment of
surfaces. Context is a combination of elements which broadly define
the neighborhood, but are not site specific. Site refers to the
relationship between the built form and the land. Form is the shape,
size, massing, and general composition of structures. Rhythm refers
to a combination of elements of the form which break the mass into
smaller elements which, when combined with neighboring elements,
create a rhythm on the street. Treatment of surfaces is the material
and resulting textures on the various planes of the structure.
3. Los Gatos Neighborhood Character
Los Gatos neighborhoods consist primarily of detached single family
houses with open yards on all sides. , Most of the historic housing
was not developed in architecturally uniform tracts, but rather as
individual dwellings constructed irregularly over a long span of years,
with later buildings unfilled among the earlier ones. A given
neighborhood is generally harmonious in scale and rhythm, yet
diverse in architectural style. Preserving and promoting this scale and
diversity is important to the preservation and enhancement of the
neighborhood character.
II. GENERAL GUIDELINES
A. Philosophy
These guidelines establish criteria for neighborhood compatibility and historic
rehabilitation. Compliance with these guidelines does not necessarily
guarantee a successful project. Rather the intent is to assure neighborhood
LOS GATOS DRAFT RESIDENTIAL DESIGN GUIDELINES
compatibility. A thoughtful and sensitive design, and quality of construction
and materials are also important to project success.
The Design Guidelines do not prescribe specific architectural styles; rather
they encourage property owners to determine the special character and its
accompanying features inherent in their particular residence. Numerous
appropriate design solutions exist for established neighborhoods. The
Design Guidelines do not encourage historical imitation or dramatic change
from the existing context. The primary consideration is that a proposed
design consciously reflect the scale, rhythm, and continuity of the existing
neighborhood to create a harmonious fit that will enhance the quality of the
neighborhood.
The intent of these Design Guidelines is to aid property owners and their
designers throughout all phases of project design. The Guidelines were
also prepared for neighbors, community groups, and the Planning
Commission, and Planning Department staff and the Historic Preservation
Committee for use in evaluation and recommendation of proposed projects.
Professional consultation is recommended , for existing structures, and
development within sensitive areas, for a successful and appropriately
designed and detailed building.
In general additions to existing structures should be subtly distinguished
from the original building. New construction should also relate in a sensitive,
positive manner to the existing surrounding town fabric, and its siting.
Complete buildout to the boundaries of existing zoning is not necessarily
acceptable.
B. Character - Defining Features
Rather than speaking of "styles" which imply adherence to certain abstract
ideal patterns, these guidelines address "character- defining features"
because actual historic buildings hardly ever conform exactly to styles, and
each structure should be respected and treated on its own merits.
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LOS GATOS DRAFT RESIDENTIAL DESIGN GUIDELINES
Therefore, 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 windows, porches, stairs, etc.
• indentations, porches, side jogs, etc.
windows: size, proportions, method of opening, sash materials, trim
• porches: size, relation to main roof shape and design of post(s),
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, materials
brick work or stone work: color, size, and texture of units; profile,
color and composition of mortar
foundation or basement: difference (if any) in treatment from main
house walls
• garage and its relation to the house
For examples of the differences between houses in their character - defining
features see Section IX.
C. Density and Variety
Density and variety in a neighborhood are critical to the qualities that make
it unique and desirable. It is the town policy to strive to maintain existing
densities, concentration of associated activities and housing values, and to
mitigate overuse or degradation of the existing environment. Density is
primarily controlled through zoning, but it should also be considered by the
property owner and designer.
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LOS GATOS DRAFT RESIDENTIAL DESIGN GUIDELINES
Variety results from a series of individual projects built at various times.
Variety is important in maintenance of an established yet diverse and
dynamic quality for a neighborhood. It is important for new structures and
alterations to conform to the established proportions, siting, scale, rhythm,
materials of the existing building or neighborhood. It is also important for
new structures and alterations to maintain their own subtly individual
character and definition. Strikingly "modern" design is discouraged in
historic neighborhoods; new buildings and alterations should blend in
inconspicuously, but without actually copying existing buildings.
D. Pre - Design Research
Prior to commencement of work the existing conditions of a structure or a
neighborhood should be investigated to determine the following:
If the building or neighborhood is historically significant
Which features are character - defining
Which elements are original
Which previous modifications are appropriate
Reversibility or ease of redesign from an unsuccessful modification
III. CONTEXT
A. Treatment - Additions
The character of any addition or alteration should be in keeping with
and subordinate to the integrity of the original structure.
The established scale, form and proportions of the original structure
should be respected in new additions.
The existing built forms, components and materials should be
reinforced.
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LOS GATOS DRAFT RESIDENTIAL DESIGN GUIDELINES
B. New Construction in Historic Districts
Replacement of an existing character - defining or historic structure
with a new structure is strongly discouraged.
Replacement of a non - contributing structure is acceptable.
New construction should be in keeping with the existing
neighborhood.
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 construction and additions should be distinguished from existing,
historic structures.
New structures should not create a false sense of the historical
development of the district.
IV. THE SITE
Siting is the relationship between the building form and the land. It is the
relationship between the new construction and the existing structure. Setbacks
are the distance between the structure's edges and the property lines. Setbacks
rear, side, and front are both zoned and implied. These setbacks define and create
the block's rhythm. The space created by setbacks becomes the open space.
This space forms the transition between separate private spaces and between
private and public spaces. The location and size of any proposed alteration or new
construction must be determined through analysis of the existing neighborhood
building configuration.
The size and topography of the site will dictate a specific response as will the
surrounding context. The house's position, setbacks, and yards will all be
important in maintenance of the streetscape, scale, rhythm, and continuity of the
existing neighborhood.
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LOS GATOS DRAFT RESIDENTIAL DESIGN GUIDELINES
A. Treatment - Additions to Structures Built Before 1941
Do not demolish historic feature, characteristics or materials.
Do not add roof top additions where the roof is of historic
significance.
Reduce the size of the addition with respect to the original structure.
Site the addition in the least conspicuous place. In many cases this
is a rear or side elevation; only rarely is it a rooftop.
With historically significant structures, design the addition to be
visually distinguishable from the original structure.
B. Treatment - New Construction and Additions
• Conform new structures to the existing and /or required setbacks and
replace the "footprint' of the original structures 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
creates a special condition.
Respect the street pattern created by open space.
V. FORM
Form is the shape, size, and the general composition of a structure. The volume
and mass are the spatial arrangements, bulk, and three dimensional form of a
structure. Mass and volume create shadows. The scale and proportion of a
structure are the size and dimensions of the building's components relative to one
another and relative to the surrounding structures.
A. Treatment - Additions to Historic Structures
Design additions so their volume, mass, scale and proportions are
subservient to and compatible with the existing structures.
When working on historic buildings, design additions to read as subtly
separate from the original.
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LOS GATOS DRAFT RESIDENTIAL DESIGN GUIDELINES
Make additions compatible in scale and proportion to the existing
structure.
B. Treatment - New Construction
• When a prevailing scale or proportion exists on a block, make
additions compatible with it.
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.
VI. COMPONENTS
The components listed are major design elements which define neighborhood
character. While treated separately under these Guidelines, they in fact combine
to create the style of the building.
A. Entry
The entry is usually the main focus of the building. The entry is often
articulated by overhangs or recesses. This articulation, the entry location
contribute to the composition and proportion of the structure.
TREATMENT - ALTERATIONS
Identify and retain significant entry features
Respect the original significant entry features when adding new
elements.
Identify and harmonize with existing entry rhythm on the street.
TREATMENT - NEW CONSTRUCTION
Address the scale, proportion, and composition of the surrounding
structures, without duplicating the exact historic ornament.
Respect the existing patterns created by shades and shadows along
the street.
LOS GATOS DRAFT RESIDENTIAL DESIGN GUIDELINES
B. Windows
Windows contribute to the composition, proportion, ornament. Windows
should not be replaced with new windows which are unsympathetic to the
existing structure, drastically affecting the appearance of the structure.
TREATMENT - ALTERATIONS
Identify, retain and repair existing character - defining windows
whenever possible.
Replace only the deteriorated portions windows rather than the entire
window.
r Where full replacement is required, replace in kind using the same
type, size and material.
Do not use aluminum slider windows.
Avoid aluminum sash for screens and storm windows.
Place greenhouse windows where they are not seen from the street.
TREATMENT - NEW CONSTRUCTION
Use new windows which are compatible in proportion, scale, material,
and ornament to existing.
Do not use aluminum slider windows.
C. Bay Windows
D. Garages
Often the largest clement on the ground floor, the garage, by virtue of its
size, plays a major role in the composition of a structure.
TREATMENT-ALTERATIONS
Identify, retain and repair existing character - defining garage doors.
Replace only the deteriorated portions of the garage door rather than
the entire door.
Where full replacement is required, replace in kind using the same
type, size and material.
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LOS GATOS DRAFT RESIDENTIAL DESIGN GUIDELINES
TREATMENT - NEW CONSTRUCTION AND ADDITIONS
Where possible, design garage to be attached and at the rear of the
lot.
If attached, design garage entry on other than the front facade if
possible.
Design for a minimum garage door width.
Reduce the perceived size by using ornament or recessing the door.
Treatment should be in keeping with the main house.
E. Roof
The roof refers to the type of roof slope, and the decorative features
including dormers, cornices, eaves, and facia. It also refers to ornament
including cresting, and cupolas.
TREATMENT - ALTERATION
Identify, retain and repair existing character - defining rooflines and
roof components whenever possible.
Where full replacement is required and the original material is
character defining, replace in kind using the same material.
Do not use shake shingle.
Where water penetration occurs, determine if failure is a result of
design or lack of maintenance. Where the design has failed, redesign
as inconspicuously as possible.
TREATMENT - NEW CONSTRUCTION
Identify any roofline patterns along the street.
Design the roofline of an addition to be subservient to and compatible
with the existing roofline.
Design new structures to be compatible with identified patterns where
they occur.
Where new construction is larger in mass than existing construction,
use rooflines and roof features such as dormers, to break down the
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LOS GATOS DRAFT RESIDENTIAL DESIGN GUIDELINES
mass and bring the scale down to be compatible with the neighboring
structures.
F. Chimneys
Chimneys often contribute to the overall character of a residence. At the
same time unreinforced masonry chimneys can create hazardous
earthquake conditions.
TREATMENT - ALTERATION
Identify, retain and reinforce, tie back or brace significant chimneys.
Rebuild missing chimneys, reinforcing masonry where possible.
When existing chimneys are rebuilt, clad chimneys in the original
material or an approved visually compatible substitute material.
Do not paint unpainted brick.
TREATMENT - NEW CONSTRUCTION
Respect existing street pattern in new design.
G. Porches
Porches and their associated railings, cornices, rooflines, overhangs, and
supporting members are often an important character defining feature of a
structure, style, or neighborhood.
TREATMENT - ALTERATIONS
Identify, retain, and repair character - defining elements of porches.
Replace only deteriorated portions, rather than the entire porch.
Replace in kind using the same material, profiles and details as
original.
TREATMENT - NEW CONSTRUCTION
Design new porches to harmonize with the setbacks, mass, scale and
materials of the neighborhood.
i On historic buildings, restore missing porches based on sufficient
historic documentation and evidence, or create a new compatible
design.
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LOS GATOS DRAFT RESIDENTIAL DESIGN GUIDELINES
Design porch enclosures to be recessed so original porch design
remains apparent.
Design details to be recessed so enclosure may be removed and the
original porch restored at a future time.
H. Stairs
Stairs often combine with the entry or porch and are an important design
feature.
TREATMENT - ALTERATIONS
Identify, retain and repair significant stairs.
In the event a stair is to be totally replaced, replace in kind using the
same design and materials as the original.
TREATMENT - NEW CONSTRUCTION
Identify and respect patterns, if any, the stairs create on the street.
Design new stairs to be compatible in materials, proportions, and
direction of other stairs on the street.
I. Fences
Fences enclose, thus define, outdoor space and property lines.
TREATMENT - EXISTING
Identify and repair character defining fences.
When replacing missing elements where original design is known,
recreate original, or create a simplified design using the same
materials, proportions and composition as the original.
TREATMENT - NEW CONSTRUCTION
In front yards, use fences only where they are characteristic of the
neighborhood.
Respect existing gate, setbacks, height, and proportion of existing
openings.
Provide a high - quality finish and detail on neighboring fences.
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LOS GATOS DRAFT RESIDENTIAL DESIGN GUIDELINES
VII. SURFACE TREATMENT AND ORNAMENTATION
While the volume, mass, and components define the general shape and rhythm of
a neighborhood, the ornamentation and details are the fine grain elements which
define its quality.
A. Surface Treatment
The surface product is defined by material (such as wood, brick or stucco),
its form (such as boards, bricks, shingles), and its finish (smooth or
textured).
TREATMENT - ALTERATIONS
Identify, retain and repair existing character defining surface treatment.
Use new surface product compatible with the existing material in
material, form and detail.
TREATMENT - NEW CONSTRUCTION
Match surface or use compatible surface treatment.
Do not use "imitation" materials such as styrofoam which appears
to be concrete, stucco which appears to be stone, masonite or vinyl
which appears to be wood.
B. Ornamentation
Ornamentation consists of building features such as rustication or cornices,
treatment and trim at openings, and surface applied relief.
TREATMENT - ALTERATION
Identify, retain and repair character - defining ornamentation.
Where ornamentation is damaged beyond repair or missing, replace
in kind or with an appropriate substitute material and match detail.
TREATMENT - NEW CONSTRUCTION
Respect the scale, proportion, texture, of the existing ornamentation.
New structures should not create a false sense of the historical
development of the district.
Use the same or higher quality materials in new construction.
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