Item 03 - 125 Wheeler Ave - Staff Report Exh.11t
125 Wheeler Ave Proposal
Dear Planning Department,
Thank you for giving us an opportunity to present our concerns regard ing the proposed plans of 125
Wheeler Ave. While we support construction of a new residence, we feel confident that Mr. Jeans will
redesign 125 Wheeler Ave to compliment the neighborhood , maintain privacy, limit shadows,
appropriately calculate the FAR assessment, and address grading concerns.
We have attached the following three documents referenced throughout this letter:
• Los Ga~os Residential Design Gu ldellnes.pdf (Footnote 1)
• Town of Los Gatos 2020 General Plan Community Design EJement.pdf (Footnote 2)
• Code of Ordinances, Supplement 69 (Footnote 3)
Our major areas of concern are :
1. Neighborhood Compatiblrtty
2. Setbacks & Property Contours
3. Cellar vs Basement & FAR Assessment
4. Shadow and Light
5. Privacy
6. Grade
Neigh_borhood Compatibility
RECEIVED
JUL i8 2016
TOW'N OF LOS GATOS
PLANNING DIVISION
·1n order to preserve Los Gatos's unique character and high quaJity of life, new development must meet
very high standards." 1 Los Gatos neighborhoods are beautiful, and one of the dominating features of the
Wheeler & Whitney area Is the spacious housing pattern. UnUke the Blossoms, where houses are a
standard 8 feet setback on every parcel, the Wheeler & Whitney houses have space between houses,
significant space between lvlnQ areas, and were bu ilt with consideration of privacy.
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Each home In the Wheeler Ave vicinity respects "the scale and character of the ir immediate
neighborhoods." 1 Although an 8 foot setback may be common in areas such as the Blossoms, the 8 foot
plann ing alowance doesn't mandate that it's suitable or in character for the neighborhood of Wheeler &
Whitney. The City of Los Gatos has given great weight to the fact that "a house design which Is
appropriate In one neighborhood may not be appropriate in another neighborhood ." 1
EXlilBIT 11
July 18th, 2016 Page 1 of7
Setbacks & Property Contours
Every house In the Wheeler & Whitney immedate area was bullt foftowlng the contour of each lot, and the
houses conform with both the The Los Gatos Resldentlal Design Guidelines and the Town of Los Gatos
2020 General Plan Community Design Element, "bu ildings, landscapes, and hardscapes shall follow the
natural contours of the property." 2 The proposed plans of 125 Wheeler Ave do not follow the natural
contours of the property. Instead, the 125 Wheeler Ave plans show an orientation that is in contrast to the
contours of the property.
The other notable factor ra that whUe the Los Gatos 2020 General Plan calls that "buHding setbacks shall
increase as mass and height Increase• 2 , the mass snd height of the proposed plan of i 25 Wheeler Ave ,
including the "Cellar" and balconies etc, is too large for the lot and setbacks are not proportionate to the
mass of the house.
Cellar vs Basement & FAR Assessment
The 125 Wheeler Ave proposed plans refer to their basement as a "Cellar". This is not an accurate
representation of the intended use. The owner has verbally confirmed that he is finishing the •cellar" as a
fully functioning living space complete with a bathroom, bedroom, media room and other planned living
spaces . The owner discussed, in detail these plans with Estelle McGechie, Adam Green (129 Wheeler
Ave) and Dave and Shawna Bohn (119 Wheeler Ave).
Cellars are defined as an enclosed area that does not extend more than 4 feet above the existing or
finished grade, and are not counted in the Floor Area Ratio calculations, by Town Cooocil policy. However,
If any part of a cellar is above grade, it shall be considered in analyzing the bulk and mass of the
structure, even If it is not included in the FAR. Again, the "Celar" should be Included in the total square
footage of the house since the "Cellar" in the _ 125 Wheeler Ave plans have creatively excluded the "Cellar'"
square footage In their FAR calculations. The Intent set forth In the Los Gatos General Plan guidennes Is
"to provide hidden square footage ln--lieu of visible mass." 1 The125 Wheeler Ave proposed design clearly
shows the "Ceftar" above grade and at 4 feet, and should be considered in the FAR assessment.
Including the ·eeuar" makes the FAR assessment much greater since the total square footage including
the •cellar" is 4,073 square feet and pushes the FAR to 50.9%. This far exceeds every house In the area
since "residential development shall be similar in mass, bulk and scale to the immediate neighborhood.•
Whether categorized as a basement or cellar, the grade that results In the lowest profile of the building
should be used. The 125 Wheeler Ave plans show that the "Cellar" is at 4 feet above grade. This is an
effort to be classified as a "Cellar" and under the basement requirements, however it inaccurately
represents the existing grade on the property. The 125 Wheeler Ave plans are raising the profile of the
building so that their ·cellar" can be as high as possible, including windows above grade on the sides of
the house and a large courtyard in the rear. For the grade and slope of the existing site at 125 Wheeler,
the "Cellar" should be no more than 1 ft above grade, which is consistent with the grades on adjacent
properties.
An above grade °Cellar" is not consistent with the neighborhood, it also significantly raises the house
height. 'When utilizing a celar or extended foundation wall, avoid setting the first floor height at an
elevation above grade that would be significantly different than those of the adjacent houses .• 1
It Is a beneficial poUcy to "encourage basements and ceUars to provide "hidden• square footage In lieu of
visible mass" 2 Policy 6.3. ff the proposed plans of 125 Wheeler Ave continue to Include a "Cellar" that is 4
feet above grade, then the visual mass of the house should be reduced proportionately.
July 18th, 2016 Pag e3 of7
( J r
responses dated July 6th 2016 that, "the rear facing aspect of the Master bedroom is not In itself a privacy
issue, but if the embedded balcony becomes a focal point (for morning coffee, say) then there is a
potential privacy issue in relation to 2 Charles Ave. This can be mitigated. (by adding a] trellis/lattice with a
vine growing up It would remove any potential privacy concems. This wlll be incorporated Into the plans."
Privacy is aJso a concem to 127 Wheeler Ave since this balcony overlooks their property. Mr. Jeans'
proposed "'mitigation" is not adequate since the plans cannot account for the growth of "vines" to
adequately address privacy and it should be noted that "the design of railings should be tailored to the
privacy concerns of neighbors. Open railings should only be used where privacy concerns are minimal." 1
Privacy concerns are not minimal in the current 125 Wheeler Ave plans.
Both in the submitted plans for 125 Wheeler Ave and during discussions with Mr. Jeans on May 21st
~016, Mr. Jeans proposed plans to install privacy trees. If these trees are significant in height they will
deny us solar access to living spaces and actively used yard areas . •Landscaping may be used to
mitigate privacy concerns so long as the landscaping does not deny solar access to IMng spaces and
actively used yard areas of neighboring homes." 1 We would respectfully ask that the tree height and
species be clearly added to the plans so we can access their impact.
Grading Concerns
Mr. Jeans states in his responses dated July 6th 2016, that 125 Wheeler Ave "is srightly depressed below
the grade of the street, which makes drainage a serious consideration." We are extremely concerned that
the proposed plans for 125 Wheeler Ave change the natural grading of the property and any change wUI
cause substantlal flooding onto both 129 and 127 Wheeler Ave properties. During the winter of 2016, 129
and 119 Wheeler Ave ckl not have drainage Issues even during very heavy rains. The proposed
elevations will cause 125 Wheeler Ave to drain directly onto neighboring properties. See Sec. 12.10.030. •
'Water obstruction. No person shall do or permit to be done any grading which may obstruct, impede or
interfere with the natural flow of stormwaters, whether such waters are unconfined upon the surface of the
land or confined within land depressions or natural drainageways, unimproved channels or watercourses,
or improved ditches, channels or conduits, In such manner as to cause flooding where It would not
otherwise occur, aggravate any existing flooding condition or cause accelerated erosion except where
such grading is in accordance with an applicable laws, including but not limited to permit requirements: 3
Mr. Jeans states in his responses dated July 6th 2016, that 125 Wheeler Ave design •allows for drainage
design to bring water to the street, rather than neighbor properties." however there are no drainage
diagrams in the plans. The drastic change in grading detailed on page 4 of the 125 Wheeler Ave plans wil
dramatlcally change the water drainage on all neighboring propenies. We have concerns that by adding
305 cubic yards (cut from the "C~llar") to the front of the property will not be •compatible with Its
environs"3 and win result in the most disturbance of the terrain. H Is expected that issues in relation to
drainage at 125 Wheeler Ave be assessed by engineering experts, discussed and mitigated.
Summary
The proposed construction at 125 Wheeler does not honor the design aesthetic of the beautiful
neighborhood or the design, building, and engineering standards of Los Gatos. The proposed
construction at 125 Wheeler Ave is in stark contrast to the neighborhood in both bulk and setbacks.
Additionally, there are grave concerns about privacy, shadow intrusion, light obstruction, and excessive
grading. ·
We would request that the city deny the current proposal, and advise the applicants to resubmit plans that
are compatible with the neighborhood.
July 18th, 2016 Page7of7
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RECE\VED
JUL t8 ?0\6
COMMUNITY DESIGN ELEMENT OF LOS GATOS 1'~~N\NG OlV\S\ON
A. Introduction
The Community Design Element is an optional clement of the General Plan.
This Element is intended to address the small town character of Los Gatos
through its physical design elements.
This Element is divided into the following sections. With the exception of
the first section, each of the remaining sections has its own set of goals,
policies, and actions :
t Key Features of the Los Gatos Community
+ Town-Wide Design Principles
t Residential Neighborhoods
t Non-Residential Neighborhoods
+Downtown
t Historic Preservation
t Hillside Development
• Scenic Resources
+ Design Review Process
B. Key FetltJlres of the Los G$s Community
The Town's history forms its existing character. Los Gatos was founded
around the Forbes Mill, a flour mill built in 1854. Located in a heavily
wooded area, the Town centered around the logging industry in the late 1800s
and later became an agricultural town in the early 1900s. In the 1950s, the
Town grew primarily as a suburb of the City of San Jose.
Today, Los Gatos maintains its small town residential character and suburban
roots. The remains of Forbes Mill and its 1880 annex have been converted
into the History Museum of Los Gatos, a landmark now located in the Main
Street and Civic Center neighborhood. Los Gatos is also defined by its
beautiful natural setting in the Santa Cruz Mountains, which is integrated
into the Town's fabric through its views of forested hillsides, mature trees,
CD-1
TOWN OF LOS GATOS
2020 GENERAL PLAN
COMMUNITY DESIGN EL EMENT
and creekside trails. Los Gatos .is one of 152 communities in California to be
designated a "Tree City USA" and has been in the Tree City USA Program
since 1980. This program provides national recognition and technical
assistance to towns and cities for preserving and maintaining trees in their
jurisdictions.
The majority of Los Gatos is divided into single-family residential lots.
Mature trees cover much of the landscape, particularly in the hillside
neighborhoods. The small, urban area of Los Gatos is more densely knit,
particularly in the southwestern comer of the Town around Highway 17.
This area contains neighborhood and regional commercial corridors, as well
as civic and cultural uses, and is generally ref erred to by residents as
Downtown Los Gatos. Town-designated historic districts that include
structures dating back to the early 1900s are also located within and around
this Core Area . Development becomes less dense as it spreads south and east
into the hillside areas.
Today, the Town is situated within one of the largest metropolitan areas of
northern California and is closely tied to the fast-paced economy of Silicon
Valley. Nevertheless, the Town of Los Gatos still retains its small town char-
acter and offers a rich community fabric composed of a varied mix of residen-
tial, commercial, and light industrial uses that serve the residents and attract
visitors .
C. Town-Wide Design Principles
1. Background Infonnation
In order to preserve Los Gatos's unique character and high quality of life,
new development must meet very high standards, not only in its appearance
but also in its contributions to the social and economic life of the Town. The
Town has created and maintained an attractively built environment through
careful attention to the design of buildings, landscaping, public
improvements, and the preservation of the natural environment.
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TOWN OF LOS GATOS
2020 GENEP.AL PLAN
COMMUNITY DESIGN ELEMENT
2. Goals, Policies, and Actions
This section describes overarching design principles that apply to the
character of the Town.
GoalCD-1
Policies
Policy CD-1.1
Policy CD-1.2
Policy CD-1..3
Policy CD-1.4
Policy CD-1.5
Policy CD-1.6
Preserve and enhance Los Gatos's character through
exceptional community design.
Building elements shall be in proportion with those
traditionally in the neighborhood.
New structures, remodels, landscapes, and hardscapes shall
be designed to harmonize and blend with the scale and
rhythm of the neighborhood and natural features in the
area.
Buildings, landscapes, and hardscapes shall follow the
natural contours of the property.
Development on all elevations shall be of high quality
design and construction, a positive addition to and
compatible with the Town's ambiance. Development
shall enhance the character and unique identit y of existing
commercial and/ or residential neighborhoods.
Town staff shall evaluate projects to assess how built
characteristics, including scale, materials, hardscape, lights ,
and landscape, blend into the surrounding neighborhood.
Town staff shall review properties next to community
entry points when they arc developed or redeveloped to
reflect the gateway concept.
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TOWN OP LOS GATO S
2 0 20 GENERAL PLAN
C OMMUNI T Y DE .)IGN ELEMEN T
GoalCD-2
Policies
Policy CD-2.1
Policy CD-2.2
Policy CD-2 .3
Actions
Action CD-2 .1
GoalCD-3
Policies
Policy CD-3 .1
Policy CD-3 .2
CD-4
To limit the intensity of new development to a level
that is consistent with surrounding development
and with the Town at large.
Building setbacks shall increase as mass and height
mcrease .
Limit the amount of increase in the floor area of a project
when the number of units is reduced as part of the
development review process.
A maximum total floor area for new subdivisions and
planned developments shall be set as part of the approval
process.
Conduct a study to consider amending the Below Market
Price (BMP) program to set the required number of below-
market-rate units based on the total square footage of a
project, in addition to setting the requirement based on a
percentage of the number of market-rate units.
To require utilities, landscaping and streetscapes to
contribute to Los Gatos,s high-quality character.
Encourage the undergrounding of utilities on substantial
remodels.
Street and structural lighting shall be required to minimize
its visual impacts by preventing glare, limiting the amount
of light that falls on neighboring properties, and avoiding
light pollution of the night sky.
Policy CD-3.3
Policy CD-3.4
~
Policy CD-3.5
~
Policy CD-3.6
Policy CD-3.7
Policy CD-3.8
Policy CD-3.9
Actions
Action CD-3.1
TOWN OF LOS GATOS
2020 GENERAL PLAN
COMMUNITY DESIGN ELEMENT
Consider new street lighting only when required for
safety.
Encourage the use of landscaping such as trees, large
shrubs, and trellised vines to mitigate the effects of
building mass, lower noise, and reduce heat generation.
All landscaping shall be carefully reviewed to ensure that it
is aesthetically pleasing, compatible with its neighborhood
and natural environment, and water conserving.
Utility connections and meters shall be visually
unobtrusive from the street.
Roof mounted mechanical equipment shall be screened
and such screening shall be considered as part of the
structure for height limitations.
Solid fencing over 3 feet high shall be designed such that it
does not isolate the structures from the street, or shall be
set back and landscaped.
Parking structures and facilities shall have a low profile, be
screened from view, and be aesthetically pleasing.
Prepare and adopt environmentally sensitive landscape
desi gn standards using the Bay-Friendly Landscape
Guidelines. Encourage well-planned planting schemes that
include appropriately-sized plant material, avoid the use of
invasive and non-native plants, and require landscaping of
a sufficient density to add to the beauty of the Town.
CD-5
TOWN OF LOS GATOS
2120 GENERAL PLAN
COMM U NITY DESIGN ELEMEN T
GoalCD-4
Policies
Policy CD-4.1
~
Policy CD-4 .2
~
Policy CD-4.3
Policy CD-4.4 • Policy CD-4.5 •
Policy CD-4.6
rlJ
CD-6
To preserve existing trees, natural vegetation,
natural topography, riparian corridors and wildlife
habitats, and promote high quality, well designed,
environmentally sensitive, and diverse landscaping
in new and existing developments.
Preserve the Town's distinctive and unique environment
by preserving and maintaining the natural topography,
wildlife, and native vegetation, and by mitigating and
reversing the harmful effects of traffic congestion,
pollution, and environmental degradation on the Town's
urban landscape.
Maintain street trees, plant additional street trees, and
encourage preservation and planting of trees on public and
private property.
Trees that are protected under the Town's Tree
Preservation Ordinance, as well as existing native,
heritage, and specimen trees should be preserved and
protected as a part of any development proposal.
Street trees shall be required in new developments .
New development shall promote visual continuity
through tree planting, consistent use of low shrubs, and
ground cover.
Encourage mixtures of tree species, both deciduous and
evergreen, to screen projects, add variety, create a more
natural environment, and avoid future problems of insect
infestation or other blights that might destroy the desired
tree cover.
Pol.icy CD-4.7
(J
Policy CD-4.8
~
Action
Action CD-4.1
~
GoalCD-5
Policy
Policy CD-5.1
Action
Action CD-5.1
TOWN OF LOS GATOS
2120 GEN ERAL PLAN
CO MMUNITY DE S IGN ELEMENT
Landscaping plans should maximize the use of trees for
energy efficiency , climate control, screening, shading
(especially of parking lots), and aesthetics.
Landscaping plans shall maximize the use of local native
plants and/ or drought resistant plants.
Review and enforce any ordinances necessary to preserve
trees on public and private property.
To design a built environment that keeps Los Gatos
safe.
Street standards shall recognize the existing character of
the neighborhood, safety, and maintenance.
Adopt an ordinance that establishes design parameters for
buildings, st."Cetscapes, and lighting which help prevent
cnme.
D. Residential Neighborhoods
1. Background Information
Los Gatos is a primarily residential community. The majority of Los Gatos is
divided into single-family residential lots of varying densities from the
Downtown area to the hillside neighborhoods.
In addition to the goals, policies, and actions listed below, Los Gatos has
Residential Design Guidelines that promote safe, compatible, and well-
designed housing in Los Gatos.
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TOWN OP LOS GATOS
2020 GBNERAL PLAN
COMMUNITY DESIGN ELEMENT
2. Goals, Policies, and Actions
Goal CD-6
Policies
Policy CD-6 .1
Policy CD-6.2
Policy CD-6.3
Policy CD-6.4
GoalCD-7
Policies
Policy CD-7.1
Policy CD-7.2
Policy CD-7.3
CD-8
To promote and protect the physical and other
distinctive qualities of residential neighborhoods.
Reduce the visual impact of new construction and/ or
remodels on the Town and its neighborhoods.
Balance the size and number of units to achieve
appropriate intensity.
Encourage basements and cellars to provide "hidden,.
square footage in lieu of visible mass.
New homes shall be sited to maximize privacy, livability,
protection of natural plant and wildlife habitats and
migration corridors, and adequate solar access and wind
conditions. Siting should take advantage of scenic views
but should not create significant ecological or visual
impacts affecting open spaces, public places, or other
properties.
To preserve the quality of the private open space
throughout Los Gatos.
Maximize quality usable open space m all new
developments.
Multi-family residential developments shall include
common open space suitable for group gathering.
All residential developments shall include private open
space in proportion to the building size.
Action
Action CD-7.1
TOWN OP LOS GATOS
2 I 2 9 GE N R 1l A L P J . A ....
CO MMUNITY DE SI GN EL EME N T
Conduct a study to research increasing yard setback
regulations to include considerations for building height,
and update the Town Code as necessary.
E. Non-Residential Areas
1. Background Information
Los Gatos has several commercial and industrial areas that are important to
the community. Downtown's Santa Cruz Avenue corridor is pedestrian-
oriented with one-and two-story buildings housing various retail and
restaurants. It is a local destination for Los Gatos residents and residents of
neighboring communities in Silicon Valley. Los Gatos Boulevard is also a
major commercial corridor with several older shopping centers . These older
shopping centers are primarily commercial strip malls set back from Los
Gatos Boulevard with ample front parking spaces. The malls are typically
long, single-story structures with sidewalks and awnings. Near Blossom Hill
Road, Los Gatos Boulevard has higher density shopping centers with major
grocery anchor tenants.
In addition to the goals, policies, and actions listed below, Los Gatos has
Commercial Design Guidelines that provide guidance for commercial
property owners, promote well-designed commercial buildings, and
encourage a cohesive sense of place.
2. Goals, Policies, and Actions
Promote, enhance and protect the appearance of the
Los Gatos's commercial areas.
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TOWN OF LOS GATOS
2020 GENERAL PLAN
COMMUNITY DESIGN ELEMEN T
Policies
Policy CD-8 .1
Actions
Action CD-8.1
F. Downtown
Encourage the preservation of the appearance and function
of the industrial areas and the visible labor and products of
labor that are evident there.
Periodically inspect all commercial landscaping to ensure
that approved landscaping is maintained.
1. Background Information
The Downtown is the historic heart of Los Gatos. It encompasses the
southwest section of Town and is generally bounded by Blossom Hill Road
and Pine Avenue to the north; Glen Ridge Avenue to the west; Wood Road,
College Avenue, and Cleland Avenue to the sout h; and Los Gatos Boulevard
to the cast. Downtown includes the Central Business District General Plan
land use designation, shown on the General Plan land use map. Main Street
includes a bridge that accommodates pedestrians and cars and connects West
Main Street with East Main Street. Buildings along West Main Street near
North Santa Cruz and University Avenues exhibit a range of styles, from
Queen Anne and Richardson Romanesque to Art Deco. These buildings
contribute to the Town-designated Historic Commercial District. Town
Plaza Park-Los Gatos's civic green space-and the History Museum of Los
Gatos, housed in the Forbes Mill Annex, are both located in Downtown. For
many years, Downtown Los Gatos has been voted "the Best Downtown of
Silicon Valley" by readers of local newspapers.
2. Goals, Policies, and Actions
Goal CD-9
CD-10
To preserve the character of Downtown Los Gatos
and the quality of life for its citizens through high-
quality building design.
Policies
Policy CD-9.1
Actions
Action CD-9 .1
Action CD-9 .2
GoalCD-10
Policies
TOWN OP LOS GATOS
2020 GENERAL PLAN
COMMUNI TY DESIGN ELEMENT
Exterior building materials in the Central Business District
should be consistent with those used in existing, tastefully
executed surrounding buildings.
Adopt controls to ensure that new buildings built on
existing vacant parcels strengthen the form and image of
the Central Business District.
Adopt architectural design controls related to the
rehabilitation of buildings within the Central Business
District through consistency and compatibility of scale,
massing, materials, color, texture, reflectivity, openings,
and other details.
To maintain the historic character of the Downtown.
Policy CD-10.1 Encourage the preservation, restoration, rehabilitation,
reuse, and maintenance of existing buildings Downtown.
Policy CD-10.2 Encourage outdoor seating for restaurants/coffee shops
when t.'1.e historic character and quality of the Downtown
and adjacent neighborhoods can be maintained.
Actions
Action CD-10.1 Conduct an historic resources survey to identify valuable
and historical architectural styles and features within the
Central Business District.
Action CD-10.2 Adopt strengthened architectural design controls related to
the rehabilitation of buildings within the Central Business
District.
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TOWN OP L OS GATOS
2020 G B NBRAL PLAN
COMMUNI TY D ESIGN EL E M E NT
GoalCD-11
Policies
Preserve and enhance the appearance of the Central
Business District through design improvements to
streetscapes and landscapes.
Policy CD-11.1 Street, walkway, and building lighting should be designed
to strengthen and reinforce Downtown's character.
Policy CD-11 .2 Downtown signs and graphics should maintain the
Town's small scale appearance and be consistent with the
Commercial Design Guidelines.
Policy CD-11.3 Public signs, directional signs, informational signs, and
other signs within the Central Business District should be
designed so as to easily communicate their message, and be
distinctive enough in their form and color that the
observer will identify t hem with the Central Business
District.
Policy CD-11. 4 Street furniture and equipment, such as la.mp standards ,
traffic signals, fire h y drants, street signs, telephones, mail
boxes, refuse receptacles, bus shelters, drinking fountains ,
planters , kiosks, flag poles, and other elements of the street
environment, should be designed and selected so as to
strengthen and reinforce the D owntown character.
Policy CD-11.5 Trees and plants shall be approved by the Superintendent
of Parks and Forestry for the purpose of meeting criteria,
including climatic conditions, maintenance, year-round
versus seasonal color change (i.e. blossoms, summer
foliage, autumn color), special branching effects, and other
considerations.
Policy CD-11.6 The area along Santa Cruz and University Avenues
between Saratoga Avenue and West Main Street should
CD-12
Actions
TOWN OP LOS GATOS
1t29 GENERAL PLAN
COMMUN:TY D E SIGN ELEMENT
receive special treatment to accent it as the Town's
commercial core or Central Business District and to
enhance user familiarity and enjoyment.
Action CD-11.1 Install treatments, including:
a. Continuation of the Town's Downtown paving and
tree planting system with.in the Central Business
District.
b. Specialized lighting and sign s~tems to distinguish this
area, including orientation signs to guide those seeking
access to the Town's parking areas and other
destinations.
c. Modifications and improvements to the Town Plaza to
heighten its role as the southern visual anchor and
gateway to the Downtown area.
Action CD-11.2 Maintain design controls on private signage to enhance the
commercial core area.
Action CD-11.3 Develop and adopt a landscaping plan that heighteru: user
understanding of Downtown.
G. Historic Preseniation
1. Background Infonnation
This section provides an historical overview that illustrates land use and
development patterns in Los Gatos from the historic period to the present.
Prior to California's era of United States governance, Spanish and then
Mexican authorities granted large tracts of land to those who rendered
services to the government. These tracts, called ranchos , were extensive and
contained vast natural resources. Rancho Rinconada de los Gatos was granted
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TOWN OP LOS GATOS
212 0 GENERAL PLAN
CO MM UN ITY DESIGN ELEME NT
to J osc Hernandez and Sebastian Peralta by the Governor of Alta California
in May 1840. Because of the Mexican-American War in January 1853,
Hernandez and Peralta were forced to petition the United States Federal
Court in San Francisco to recognize their claim. In March 1860, the United
States government issued both men a patent to their 6,631-acre rancho . The
Peralta and Hernandez Adobe, originally constructed for Claude Simond, was
built in 1853 on Quito Road in the present Town of Los Gatos.
In 1850, Alexander Forbes, former Vice-Counsel in San Francisco for the
British Government, purchased 3,000 acres in the vicinity of Los Gatos Creek
on the Rancho Rinconada de Los Gatos , adjacent to the old Mission Trail
between Santa Clara and Santa Cruz. Forbes constructed a flour mill on the
east bank of Los Gatos Creek, which opened in 1854. The Town that grew
around this building was initially called Forbes Mill, then Forbestown, and
finally Los Gatos after the large wild cats that were so prevalent in the
surrounding mountains .
In the mid-1850s , Old Santa Cruz Highway opened along with the Southern
Pacific Coast Railroad (SPCRR), making Los Gatos an important Town for
the logging industry in the Santa Cruz Mountains.
The completion of the SPCRR in 1878 set the framework for Los Gatos's
future prosperity. The rail line, which connected San Francisco to Santa
Cruz, passed through the Town and allowed passengers to transit the fertile
Santa Clara Valley. Many American and European families were drawn to
Los Gatos' s mild climate and began purchasing property and planting
orchards. In 1873 , oil was discovered south of Los Gatos in an area known as
Moody Gulch. Oil was produced there until 1922 and, although no longer in
use, some oil rigs still remain. In 1958, the gulch was filled to make room for
State Route 17.
During the mid-1870s , the Town expanded to the west side of Los Gatos
Creek and land prices increased significantly. In 1877, Los Gatos was
incorporated and census records list 1,500 inhabitants within the Town's
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TOWN OF LOS GATOS
2020 GENERAL PLAN
COMMUNIT Y DESIGN EL EMENT
limits . During this period of expansion, the Downtown area of Los Gatos
began to develop. The Los Gatos Hotel, originally built in the mid-1860s,
was enlarged in 1878. The Los Gatos Gas Company was organized in 1885, at
about the same time as the Los Gatos Ice Works, the Bank of Los Gatos, and
the Los Gatos and Saratoga Wine Company. In 1886, the Los Gatos school-
house was built, and by 1881 the Town had at least two churches.
The railroad made it possible for Los Gatos farmers to ship their produce all
over the country. In the late 19th and early 2ot1i century, Los Gatos became a
major agricultural area known for its apricots, prunes, grapes, and peaches.
Fruit orchards and logging, Los Gatos's main industries through World War
I, began to weaken during the Depression and through World War II. During
the period after World War II, however, the Town experienced strong
residential and commercial growth, which continues to the present day.
Today, the Town of Los Gatos has an Historic Preservation Code dedicated
to preserving historic and architectural resources in Los Gatos. The Code
establishes a Historic Preservation Committee and a Historic Preservation
Program that includes a comprehensive series of standards and guidelines
concerning the preservation and demolition of historic structures, design
guidelines for rehabilitation and new construction, and guidance in the
application of historic preservation standards. The Town recognizes an
historic resource as follows: any structure/ site that is located within an
historic district; any structure/ site that is historically designated; or any
primary structure constructed prior to 1941, unless the Town has determined
that the structure has no historic significance or architectural merit. The
Town Council designates landmark sites and districts by ordinance. Los
Gatos has five historic districts, described below and illustrated on Figure
CD-1.
• Downtown Commercial Historic District. This district is bounded by
Elm Street to the north, Main Street to the south, Los Gatos Creek tO the
east, and North Santa Cruz Avenue to the west. It is Los Gatos's only
surviving concentration of intact historic commercial buildings and
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TOWN OP LOS GATOS
2t20 GB.NED.AL ;>LAN
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includes the Town's earliest commercial roadway intersection and onc-
half of the 19th century commercial center. Architectural styles in this
district include Queen Anne, Richardsonian Romanesque, and Art Deco,
all in typical commercial styles with large display windows. None of the
buildings exceed two and a half stories and the majority front directly on
the sidewalk.
+ Fairview Plaza Historic Disttict. Fairview Plaza was the original name
given to the cul-de--sac termination in the subdivision known as "Fairview
Addition." Fairview Plaza retains the same configuration as originally
mapped, with houses oriented around a landscaped park. Approximately
three quarters of the homes within the subdivision were built prior to
1900 and retain the character of that era. The pedestrian walk labeled
"Turnstile Walk" on the original map remains essentially unchanged and
is located at the eastern end of the cul-de-sac. Fairview Plaza is a rare and
unique neighborhood because of the authentic, well-maintained Victorian
and Craftsman houses in proximity to one another.
Ahnond Grove Historic Disttict. This district is bounded by Bean
Avenue to the south, Glen Ridge Avenue to the west, the lots facing
Saratoga Avenue to the north, and the lots facing Santa Cruz Avenue to
the east. The lots facing Saratoga and Smta Cruz Avenues bound, but ~e
not included in, the district. Homes in this district represent the first and
largest subdivision developed after the incorporation of Los Gatos. The
land was once part of an almond orchard owned by John Mason and
Edward Auzerais, two prominent Santa Clara County landowners.
Almond Grove was developed by four important figures in Los Gatos
history: Alphonse Eli Wilder, Augustine Nicholson, Magnus Tait, and
John Bean. Many important contributors tQ the Town's development
lived in this district.
t University /Edelen Historic Disttict. This district is bounded by
Saratoga Avenue to the north, Main Street to the south, Los Gatos Creek
to the east, and the former SPCRR right-of-way to the west. It was
originally part of the Mason Tract. Victorian architecture is
predominant in this district, including informal wood frame cottages and
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TOWN OF LOS GATOS
2120 GENERAL PLAN
C OMMUNITY D E I GN E LEMENT
impressive homes, intermixed with Craftsman/Bungalow-style cottages
built somewhat later. Also present in smaller numbers are Colonial
Revival buildings. Both residential and commercial building types
comprise the district.
+ Broadway Historic District. This district generally includes properties
south of West Main Street and west of Santa Cruz Avenue. A 100-acre
tract of land, including what is now the Broadway area, was purchased by
Henry McCobb in 1863. McCobb planned to subdivide the land and
name the new city Cobbsville, but ultimately sold it to John Lyndon,
who subdivided the area into 48 lots in 1881 , each selling for $125 and up.
In 1883, Broadway was opened up to provide access to the Lyndon
Subdivision. Broadway was the first plotted residential street. The
Broadway District was the first residential subdivision in what is now
Los Gatos. Scattered houses and businesses, such as Forbes Mill,
preceded Broadway, but this subdivision marked the beginnings of a
formally laid-out town.
2. Goals, Policies, and Actions
GoalCD-12
Policies
To preserve significant historic and architectural
features within the Town.
Policy CD-12.1 Avoid demolishing historic buildings, unless the Planning
Commission finds, based on substantial evidence, that
there is no feasible means to ensure the preservation of the
structure.
Policy CD-12.2
rtJ
CD-18
Encourage the preservation, maintenance, and adaptive
reuse of existing residential, commercial, or public
buildings.
TOWN OP LOS GATOS
2 • 2 0 G E N R R A T. P L AN
COMMUNITY DES!GN ELEMENT
Policy CD-12.3 Preserve and protect historic structures, including those
that have been designated or are contributors to existing
historic districts. Use special care in reviewing new
buildings or remodels in the vicinity of historic structures
to address compatibility issues and potential impacts.
Policy CD-12.4 Continue the Town's careful and proactive historic
preservation programs, tempered with compassion and
understanding of property owners' needs, desires, and
financial capabilities.
Policy CD-12.5 Zone changes, planned development applications and
zoning approvals that may result in the demolition of
historic structures shall be referred to the Historic
Preservation Committee for review and recommendation.
Policy CD-12.6 New structures within historic districts shall be designed
to blend and harmonize with the neighborhood.
Policy CD-12.7 All projects shall consider any adverse effect to historic
landmarks and features on or in the vicinity of the
proposed project.
Policy CD-12.8 Require any development having potential adverse impacts
on historical sites and/ or features on or in the vicinity of
historical sites:
a. Accommodate the historical structure or feature;
b. Mitigate potential adverse impacts to a level
acceptable to the Town; or
c. Relocate the historical feature to an appropriate site .
Policy CD-U.9 Encourage developers to use historic structures or, if not
feasible, encourage their donation to the Town.
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TOWN OP LOS GATOS
2020 GBNB:RAL PLAN
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Actions
Action CD-12.1 Establish public information programs designed to make
owners of historic structures and the general public aware
of the value of historic buildings and to encourage their
maintenance.
Action CD-12.2 Periodically review historic landmark and preservation
legislation and update the Town Code as necessary.
Action CD-12.3 Conduct a study and amend the Town Code to require
proposed developments that are otherwise exempt from
historic review but that might have an impact on sites of
designated or suspected historic significance to be referred
to the Historic Preservation Committee for review and
recommendation.
GoalCD-13
Policies
To support and encourage thoughtful rehabilitation
or reuse of historic structures.
Policy CD-13.1 Rehabilitation of damaged historic structures shall be
consistent with the policies of the Safety Element and the
State Historic Building Code.
Policy CD-13.2 Renovations or remodels of historic structures shall be
architecturally consistent with the original structure.
Policy CD-13.3 Provide applicants and develope rs with information and
staff time to assist in restoration projects.
Policy CD-13.4 Provide information about tax law benefits for
rehabilitation of historic structures.
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H. Hillside Development
1. Background Information
The Hillsides comprise most of the southern portion of Los Gatos. Rural in
character, hillside areas boast larger, wooded lots and private access roads. In
January 2004, the Town adopted the Hillside Development Standards and
Guidelines, which apply to all new hillside development and major hillside
additions and renovations. The Hillside Devdopment Standards and
Guidelines and Hillside Specific Plan, as well as the following goals, policies,
and actions, focus on the design and character of hillside development.
2. Goals, Policiee, and Actions
Goal CD-14
Policies
Policy CD-14 .1
~
Policy CD-14.2
To preserve the natural beauty and ecological
integrity of the Santa Cruz Mountains and
suttounding hillsides by regulating new homes.
Minimize development and preserve and enhance the rural
atmosphere and natural plant and wildlife habitats in the
hillsides.
Limit hillside development to that which ~an be safely
accommodated by the Town's rural, two-lane roads.
Policy CD-14.3 Effective visible mass shall be reduced through such means
as stepping structures up and down the hillside, following
topographical contours, and limiting the height and mass
of wall planes. A maximum of two stories shall be visible
from every elevation.
Policy CD-14.4 Projection above the ridge view protection line is
prohibited. All building plans shall indicate height in
relationship to the ridge view protection line when viewed
from specific vantage points and the valley floor.
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TOWN OF LOS GATOS
2020 GENERAL PLAN
COMMUNITY DESIGN ELE MEN T
Policy CD-14.5 Staff shall reqwre adequate environmental analysis for
projects in the hillside area to ensure appropriate
consideration of potential environmental impacts
associated with projects.
Policy CD-14.6 Preserve and protect the natural state of the Santa Cruz
Mountains and surrounding hillsides by discouraging
inappropriate development on and near the hillsides that
significantly impacts viewsheds.
Policy CD-14.7 The Town shall continue to work with the County in
updating the County's Hillside Development Standards,
and shall encourage annexations within the Urban Service
Boundary.
Actions
Action CD-14.1 Design and implement programs and procedures to
mitigate the effects of past dev elopments, and to review
and prevent or mitigate the impacts of future development
on community sustainability.
Action CD-14.2 Conduct a study to determine whether hillside properties
should be downzoned to lower densities.
Action CD-14.3 Update the Hillside Development Standards and
Guidelines .
Goal CD ~15
Policies
To preserve the natural topography and ecosystems
within the hillside area by r egulating grading,
landscaping, and lighting.
Policy CD-15.1 Protect the natural ridge lines as defined in the Hillside
Specific Plan and Hillside Development Standards and
Guidelines.
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TOWN OF LOS GATOS
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Policy CD-15.2 Prohibit any grading that would alter the natural ridge
line.
Policy CD-15.3 New construction shall be designed to follow natural land
contours and avoid mass grading. When possible, flat pads
should be avoided and houses should be designed to
conform to or step down the contours rather than be
designed for flat pads. Grading large, flat yard areas
should be avoided.
Policy CD-15.4 Hillside landscaping shall be deSigned with the following
Gj goals in mind:
Policy CD-15.5
~
Policy CD-15.6
Policy CD-15.7
a. Minimizing formal landscaping and hardscape.
b . Siting formal landscaping and hardscape close to the
house.
c. Following the natural topography.
d . Preserving native trees, native plant and wildlife
habitats, and migration corridors.
Review all development proposa1R to ensure appropriate
grading and landscaping and minimal disruption of
existing native plants and wildlife habitat.
Fences shall be of open design unless required for privacy.
A mininr.J amount of land shall be enclosed by fences over
five feet high .
Review all new development proposals to ensure that:
a. Outdoor lighting shall be limited.
b . Permitted lighting shall be of low intensity and for
safety purposes.
c . Lighted sports courts shall be prohibited.
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TOWN OF LOS GATOS
2020 GENERAL PLAN
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Actions
d. The effects of indoor lights should be studied and
reduced if found to be excessive.
Action CD-15.1 Determine maximum buildable slope and revise the Town
Code accordingly.
Action CD-15.2 Revise the Town's grading policy to be consistent with the
General Plan, Hillside Specific Plan, and Hillside
Development Standards and Guidelines.
I. Scenic Resources
1. Background Information
Los Gatos is located at the base of the Santa Cruz Mountains and is
surrounded by views of these mountains, particularly the Sierra Azul ridge.
Major streets heading north-south in Los Gatos have views of the ridge to the
south. Because of the heavily-wooded nature of the Town, most views are
blocked by trees. Some homes in the hillsides have views of the Town and
the surrounding area. These views of and from the hillsides help orient
residents and visitors within the Town. Because scenic resources are an
important part of Los Gatos's identity, the 'fown sets forth policies that are
intended to preserve and protect them.
2. Goals, Policies, and Actions
GoalCD-16
Policies
Promote and protect viewsheds and scenic
resources.
Policy CD-16.1 Prevent development that significantly depletes, damages
or alters existing landscape vistas.
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TOWN OP LOS GATOS
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Policy CD-16.2 Encourage the use of scenic easements to preserve
viewsheds.
Policy C~16.3 New structures or remodels shall be designed to respect
views from surrounding properties while allowing all
affected properties reasonable access to views.
Action
Action C~l6.l Study the feasibility of establishing a program to acquire
scenic easements through dedication or purchase.
]. Design Review Process
1. Backgtound Information
Design review is conducted early during the development application process.
It ensures adherence to Town design standards, such as the Hillside Specific
Plan, Hillside Development Standards and Guidelines, and Residential Design
Guidelines.
2. Goals, Policies, and Actions
Goa1CD·17
Policies
To conduct careful review of new projects and
provide clear direction to property owners, I
neighbors, and potential developers.
Policy C~17.1 Achieve compliance with Town ordinances and
regulations through education, incentives, and other
proactive measures in addition to issuing citations,
collecting fines, or other punitive measures.
Policy C~17.2 Maintain the Town's permit streamlining program.
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TOWN OF LOS GATOS
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Policy CD-17.3 Design standards shall be considered for every project.
Staff reports shall include a design review section that
analyzes the following:
a. Building architecture (in keeping with the
surrounding neighborhood}
b. Mass and scale
c. Utilities
d. Landscaping
e. Streets and sidewalks
f. Signage
g. Lighting
h. Historical significance
1. Accessibility to the disabled
J· Siting/Orientation
k. Materials and color
1. Functionality
m. Energy efficiency
n. Ridgeline preservation
o . Tree preservation
p. Open space preservation
Policy CD-17.4 Development proposals on parcels greater than 40,000
square feet may be processed as a planned development.
Policy CD-17.5 Applicants for projects with policy implications or large
scale projects may submit applications to the Conceptual
Development Advisory Committee prior to a formal
development application submittal.
Policy CD-17.6 Encourage developers to engage as early as possible in
discussions regarding the nature and scope of the project
and possible impacts and mitigation requirements.
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Policy CD-17.7 Require full public review for new commerciai
development to ensure compatibility with adjacent
neighborhoods and the Town.
Policy CD-17.8 Require the erection of story poles prior to the approval of
new development.
Policy CD-17.9 When the deciding body's decision on a zoning approval is
based on assumptions derived from the applicant's
proposal, those assumptions shall become conditions of
the approval.
Actions
Action CD-17.1 Establish community design guidelines that promote and
protect the natural amenities in the Town.
Action CD-17.2 Periodically review architectural standards and design
guidelines and update as necessary for completeness,
clarity, and effectiveness.
Action CD-17.3 Develop an education and outreach program to inform
neighborhoods, realtors, developers, architects, and
designers about the Town's design guidelines and
standards. Project application packages should include the
relevant guidelines and standards.
Action CD-17.4 Prepare and distribute information describing guiddines
for conducting neighborhood meetings and criteria for
reporting the results of neighborhood meetings with
project applications.
Action CD-17.5 Review and more clearly define the role of the Conceptual
Development Advisory Committee.
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TOWN OP LOS GATOS
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Action CD-17.6 Adopt guidelines for development review that protect:
rfJJ a. Rare plants and wildlife and their habitats.
Goal CD-18
Actions
b. Natural watersheds.
c. Historic sites.
d. Aesthetically significant sites.
To update the Town Code to reflect current
conditions in the Town.
Action CD-18.1 Amend the Town Code to include a definition of "Com-
munity Benefit" that clearly differentiates it from exac-
tions.
Action CD-18.2 Perform an audit of the Town Code to eliminate outdated
sections and ensure that all regulations are consistent with
this General Plan.
Action CD-18.3 Update the Conditional Use Permit Table to revise the list
of uses. Considerations should include factors such as size
of building and/ or floor space occupied, traffic generation
and whether the use would dictate a "trademark'° style of
building.
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