35 N. Santa Cruz Ave - Desk Item & Exhibit 8TOWN OF LOS GATOS ITEMNO: 2
DESK ITEM PLANNING COMMISSION STAFF REPORT
Meeting Date: March 23, 2016
PREPARED BY:
APPLICATION NO.:
LOCATION:
APPLICANT/
CONTACT PERSON:
PROPERTY OWNER:
APPLICATION SUMMARY:
EXH IBITS :
REMARKS :
Eri n M. Walters, Associate Planner
ewal ters@los gato sca. gov
Architecture and Site Application S-16-007
35 N. Santa Cruz Avenue (Located on the west side ofN. Santa
Cruz Avenue, 130 feet north ofW. Main Street)
Sean McLoughlin
Kilkenny Properties, LLC
Requesting approval of exterior modifications to a pre-1941
commercial building on property zoned C-2. APN 510-44-032.
DEEMED COMPLETE: March 2, 2016
FINAL DATE TO TAKE ACTION: September 2, 2016
1-7. Previously received with March 23, 2016 Staff Report
Received with thi s Desk Item Report:
8. Comments received from 11:01 a.m. on March 24, 2016 to
11:00 a.m. on March 30, 2016
The attached public comment (Exhibit 8) was receiv ed after distribution of the staff report.
Prepared by:
Erin Walters
Associate Planner
JP :EW:cg
N :\DEV\PC REPO RTS\20 16\NSC 35 -A&S-desk item .docx
pproved by:
oel Paulson, AICP
Community Development Director
This Page
Intentionally
Left Blank
March 23, 2016
To : Chair and Planning Commission
Re:
From :
I.
March 23, 2016 Planning CommissionAgenda Item 2
35 N. Santa Cruz Ave. A&S Application S -16
Lee Quintana
RECEI V ED
MAR 2 3 2016
T~WN OF LC.c: G -~~·:--
LANNiNG oiv i::;i( •(,
5 -tb-007
Is the proposed facade consistent with typical original design details for pre-1941
buildings along N. Santa Cruz, especially the first block north of Main Street)?
The proposed facade is an improvement over the previous remodel (existing facade).
However, it is not consistent with many of the architectural details typical of pre-1941
structures along N . Santa Cruz Ave. It departs from the horizontal bands running
uninterrupted across the entire storefront, which are typically only broken by a store's
entrance and by simple vertical columns marking the separation between stores. The
proposed facade also lacks the simplicity typical of pre-1941 facades along N . Santa
Cruz Ave. calling attention to itself through its architecture, rather than blending with
other facades.(See Ill. Typical facade details below -a different approach)
Most, if not all the store fronts along the west side of Santa Cruz Avenue between Main
and the Theater have been remodeled , with mixed results. Not all remodels have
successfully incorporated the features typical of original per-1941 structures, quality
materials have not been used, and/or the remodeled facades do not blend with adjacent
or nearby storefronts.
11.
In applicant 's letter, dated Feb. 17,2016 the applicant states, "It is the intent of the
proposed design to be fun and vibrant as a candy store and confectionary should be
while relating well with the local design fabric and setting ."
·The "fun and vibrant" candy store can be achieved by w indow displays .
• Relating to the local design fabric and setting are addressed in I. above and Ill. below.
I ask the Commission to consider the applicable goal and policies of the General Plan
listed below would be better served if the facade design were more consistent with the
typical feature of pre-1941 (See I. and 111.)
I suggest consideration of the following modification of the proposed facade design :
• Remove the additional tour vertical elements .
• Increasing the size of the display windows.
• Lower the level of the awnings
EXHIBIT 8
Goal CD-9 -To preserve the character of Downtown Los Gatos and the quality of life for its
citi zens through high-quaJity building design .
Policy CD-9.1 -Exterior building materials in the Central Business District should be consistent
with those in existing, tastefully executed surrounding buildings.
Goal CD-I 0 -To maintain the hi storic c haracter of the Downtown .
Poli cy CD-1 0.1 -Encourage the preservati o n , restoration, rehabilitation , reuse, and
maintenan ce of existing buildings Downtown.
It is common to refer to the area along Santa Cruz Avenue where"the proposed project is located, as
the town's Historic Downtown. However, this area did not qualify for inclusion within the
designated Downtown Historic District because of modifications to the original pre-1941 structures.
Ill. Ty pi cal facade details of pre-1941 commercial buildings along N. Santa Cruz
Avenue vs current project.
During graduate school I wrote a paper identifying common elements of pre-1941
structures along N Santa Cruz Avenue. The analysis was based on Clay's book, "How
to Read a City".
Comparison of typical pre-1941 facade features along N. Santa Cruz Ave. with the
proposed remodel.
1. In general, store frontages are simple , bend with adjacent and or nearby storefronts,
and don't standout. NO
2 . Entrances:
• Recessed with either single or double door set in center of facade YES
3 . Windows :
• Display windows raised 2+/-feet above ground. YES
• A second smaller horizontal band of windows set above the display windows.
(small rectangular windows forming a single band , two or three windows with
square divided lites, or a series of several square windows). YES
• NOTE: It is not clear whether the proposed band of windows above the display
windows currently exist but are covered under the existing facade
• Use of clear glass) NO
4 . Awning:
• Few stripped , most solid color, primarily black .
• Awnings typically attached between top of display window(s) and below the second
smaller band of windows, which are left visible. NO
5 . Horizontal and vertical elements : In genera/, horizontal columns divide stores fronts
and/or structures with horizontal bands between the columns. NO
• Horizontal bands :
• Linear bands between structures/ storefronts above window row(s) to roofline. May
include multiple narrow linear bands of across the facade (including small
"dentals", or other small repeated architectural detail that appear to be a
continuous band). NO
2
• Details that interrupt the horizontal elements are generally paint ed to emphasize
the the horizontal elements. NO
6 . Vertical elements between storefronts or structures :
• Columns (round or rectangular, with or without fluting) to create delineation
storefronts or structures. YES
• In general , vertical columns have limited horizontal elements at top and/or bottom
of column and are not. broken into segments by repeated horizontal details along
the column length . YES fluted columns between stores.
• The current design includes four additional vertical elements with horizontal details
NO
7 . False facade above roof line . (35 N. Santa Cruz has a false facade that apparently
covers the existing second band of windows). YES
II .
3
MARGI:! JS, 2016 S'lUCONVALLEYCOMMUN'ITYNEWSPA1:'ERS 15