12 Staff Report - Adoption of Building Policy's~owN of MEETING DATE: 04/18/05
ITEM NO. 12
COUNCIL AGENDA REPORT
!ps GO
~S
DATE: April 13, 2005
TO: MAYOR AND TOWN COUNCIL ,
FROM: DEBRA J. FIGONE, TOWN MANAGER
SUBJECT: DISCUSS AND CONSIDER ADOPTION OF THE FOLLOWING: (A)
COMMERCIAL DESIGN GUIDELINES; (B) TOWN CODE AMENDMENT
REGARDING CONDITIONAL USE MODIFICATION; (C) POLICY ON
MODIFICATION OF USE; AND (D)POLICY ON MINOR MODIFICATIONS
TO COMMERCIAL BUILDINGS. FILE #A-05-O1. APPLICANT: TOWN OF
LOS GATOS
RECOMMENDATION:
1. Open the public hearing;
2. Close the public hearing;
3. Make the required finding that the Zoning Code Amendment is consistent with the General
Plan (no motion required);
4. Move to waive the reading of the ordinance (no motion required);
5. Direct the Clerk Administrator to read the title of the ordinance (requires motion approved
by majority of council);
6. Direct the Clerk Administrator to publish the ordinance within 15 days after adoption (no
motion or vote required);
7. Introduce the Ordinance (Attachment 1) to effectuate Zoning Code Amendment A-05-01
(requires motion approved by majority of council);
8. Adopt the Resolution adopting the Policy on Conditional Use Modification (requires motion
approved by majority of cou cil);
9. Adopt the Resolution approving the Policy on Minor Alterations to Commercial Buildings
(requires motion approved by majority of council);
10. Adopt the Resolution approving the Commercial Design Guidelines (requires motion
approved by majority of co-u cil).
PREPARED BY: Bud N. Lortz, irect r f Community Development
N:\DEV\SUZANNE\Council\Reports\Fwd. to TC\AdvancedPlanning\CDGs-4-18-05.wpd
Reviewed by: V~*03 Assistant Town Manager Town Attorney Clerk Finance
Community Development Revised: 4/13/05 12:03 pm
Reformatted: 5/30/02
i
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: COMMERCIAL DESIGN GUIDELINES
April 13, 2005
BACKGROUND:
The preparation of the draft Commercial Design Guidelines began in September 2003. Staff and the
Consulting Architect met with the General Plan Committee (GPC) one to two times a month to
develop the draft document that was released for public review on January 31, 2005. In addition to
the GPC meetings, special meetings were held with auto dealers and the Historic Preservation
Committee to receive input on relative sections of the draft document. The draft document includes
sections specific to historic districts and buildings and auto dealerships. Staff prepared the attached
commercial regulations based on direction received from the Town Council and GPC.
Copies of the draft document were sent to surrounding cities and Santa Clara County, the Chamber
of Commerce, auto dealers, interested business and commercial property owners, and local design
professionals who work on commercial projects. In addition, it was posted on the Town's web-site
and copies were placed at the Community Development and Town Clerk public counters and the
Town library. The public review period ended on February 28, 2005 and no written comments were
received. Staff has received a positive response from numerous design professionals.
DISCUSSION:
The preparation of the Commercial Design Guidelines (CDG's) represents an update and
consolidation of a number of existing documents that regulate the design aspects of commercial
development. The draft CDG's has incorporated criteria from the following commercial design
guidelines and standards presented in the following documents:
• Central Business District Streetscape and Improvement Guidelines
• Commercial Design Guidelines for the Central Business District
• Development standards for the C-2 Zone
• Design Standards for the Rear of Commercial Buildings Located Adjacent to Lot #4 Elm
Street to Grays Lane
• Los Gatos Boulevard Design Standards
• Los Gatos Boulevard Plan
Upon adoption of the CDG's all of these documents will be rescinded with the exception of the
Central Business District Streetscape and Improvement Guidelines and the Los Gatos Boulevard
Plan.
Zoning Ordinance Amendment
A Zoning Ordinance amendment is proposed to address modifications of use relative to commercial
addition/remodel projects for commercial uses that are regulated by a conditional use permit (CUP)
(see Attachment 1). Staff has also drafted an accompanying resolution that establishes policy
providing flexibility about how existing businesses can adapt and change without requiring a
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: COMMERCIAL DESIGN GUIDELINES
April 13, 2005
modification to the CUP (see Attachment 2). This is particularly important for businesses that want
to do a small expansion and/or remodel proj ect and which does not result in an intensification of use.
Business owners are encouraged to make building and site improvements and an expedited approval
process would provide an incentive for this to occur. Approval of these types ofproj ects that are not
considered an intensification of use could be reviewed and approved by the DRC after holding a
public hearing and considering public input. The Director of Community Development or the DRC
have the discretion to refer a minor project to the Planning Commission based on public input or
design considerations.
Minor Alterations to Commercial Buildings
In conjunction with the development of the CDG's, staff developed a draft Council policy that
defines minor commercial projects. The Town's Development Review Committee (DRC) currently
has approval authority for minor commercial projects. However, there is no definition of what
constitutes "minor" so a policy was drafted to assist in the administration of the Zoning Ordinance
(see Attachment 3). The policy includes examples of minor commercial projects that may be
approved by the DRC after holding a public hearing and considering public input. The DRC and
Director of Community Development have the discretion to forward any application to the Planning
Commission as appropriate based on public input and/or design considerations.
GENERAL PLAN COMMITTEE
• As previously mentioned, the GPC provided direction and input throughout the development of
the attached commercial regulations. On January 12, 2005 the GPC accepted the draft CDG's
and forwarded it to the Commission and Council with a recommendation for approval.
The GPC reviewed the draft policy on Minor Modifications to Commercial Buildings on January
12 and 26, 2005. The Committee recommended that the draft policy be adopted as finalized at
its January 26, 2005 meeting (see GPC minutes, Exhibit G to Attachment 8).
The General Plan Committee reviewed the Zoning Ordinance amendment and accompanying
policy, and recommended approval of both items (see GPC minutes, Exhibits G and H to
Attachment 8).
REVIEW BY RETAIL ECONOMIST
The CDG's were reviewed by an retail economist to determine if any provisions of the document
appear to have a high probability of creating a significant negative economic impact to businesses
or commercial property owners in the Town. Attachment 5 is a letter from Economic Research
Associates stating that the CDG's is a well thought out document that will serve to enhance the
Town's economic development and quality of life objectives. The analysis also indicates that, in the
PAGE 4
MAYOR AND TOWN COUNCIL
SUBJECT: COMMERCIAL DESIGN GUIDELINES
April 13, 2005
short term, commercial investment in Los Gatos will be more expensive due to the costs associated
with use of design professionals, requirement for high quality materials, setback, height and bulls
limits, and requirements for landscaping, screening or other design features. No specific guidelines
were singled out as being problematic.
PLANNING COMMISSION ACTION:
On March 23, 2005 the Planning Commission considered the four draft documents. The
Commission unanimously agreed to forward the Commercial Design Guidelines and supporting
documents to the Council with a recommendation for approval. Attachment 7 is the Planning
Commission minutes. In order to reduce costs on outside tasks and because the discussion was brief,
staff transcribed the minutes from the Commission meeting. The minutes include individual
comments from Commissioners.
Commissioner Talesfore suggested changing guideline 1.5.12 on page 14 to clarify the intent. Staff
and the Consulting Architect developed the following alternative wording:
1.5.12(b) Thoughtful consideration should be given to the selection of color hues. Consider
muted tones of pinks, blues, yellows, tans, greys and other hues rather than just selecting
non-distinctive beiges and browns.
Prior to the March 23 meeting Commissioner Trevithick suggested alternative text for the
introduction (see Exhibit I to Attachment 8). The Commission did not discuss the suggested text
change, and did not address it in their motion. If the Council wishes to accept the revised wording,
staff should be directed to make the change before printing and releasing the final document. Staff
has no objection to the suggested changes to the introduction section of the CDG's.
PUBLIC COMMENTS:
Following the public review period and preparation of this report, Len Pacheco submitted written
comments on the CDG's (see Attachment 6). The comments were offered by Mr. Pacheco as a
design professional, not in his capacity as a member of the Historic Preservation Committee. Staff's
response to Mr. Pacheco's suggestions are as follows:
It would be problematic to include locations of Town buildings in all photo captions.
Buildings that represent good examples have been identified where appropriate. The specific
example cited by Mr. Pacheco can be identified.
The next five items (located on pages 6, 9, 10, 13 & 15) can be incorporated into the CDG's.
PAGE 5
MAYOR AND TOWN COUNCIL
SUBJECT: COMMERCIAL DESIGN GUIDELINES
April 13, 2005
The list of prohibited signs on page 55 was taken directly from the Sign Ordinance.
Guideline 6.2.4 on page 58 specifies that interior illuminated can signs are not allowed, so
this addresses use of metal boxed, plastic faced signs (can signs).
Guideline 6.1.5 on page 56 states that no more than two font types should be used on signs.
Mr. Pacheco suggests that three font types maybe appropriate in some cases. Since 6.1.5 is
a guideline, staff would have the ability to approve a sign with three different fonts if it was
determined to be appropriate. Multiple tenant listings are strongly discouraged, and are not
typically approved for shopping center signs.
• 3-D lettered signs are already shown as a good example in the sign section (see pages 58 and
59). Guideline 6.2.4(b) allows interior illuminated letters in certain areas. Guideline 6.2.4(d)
(first bullet) allows individual letters and graphics.
• Specific criteria should be added on awnings: Awnings are addressed by guideline 1.5.1(f)
on page 10 and section 3.3.8 on page 28. Criteria can be added to this section to discourage
striped awnings, and to address operable awnings. Awning signs are addressed on page 60.
• Appropriate color palettes are not covered: Section 1.5.12 on page 14 includes criteria on
colors. The revised wording for guideline 1.5.12(b) also addresses desirable colors.
• Use of green alleyways between buildings should be included: Pass-through pedestrian
walkways are addressed in section 3.2.3 on page 24.
• Small landscaped public activity or rest stops are not covered: These would be considered
on a case-by-case basis. The Los Gatos Boulevard Plan includes discussion on nodes.
• Bus stops are located in the public right-of-way, not on private property, and are covered by
VTA's Community Design and Transportation Manual.
• Newsracks are predominately located in the public right-of-way and not on private property.
The Town has an ordinance to address newsracks. The ordinance is currently under review
for inclusion of modular newsracks.
CONCLUSION:
It is recommended that the Council Introduce the Ordinance for the Zoning Ordinance Amendment
(Attachment 1), adopt the Resolution (Attachment 2) approving the Policy on Conditional Use
Modification, adopt the Resolution (Attachment 3) approving the Policy on Minor Modifications to
Commercial Buildings, and adopt the Resolution (Attachment 4) approving the Commercial Design
Guidelines.
PAGE 6
MAYOR AND TOWN COUNCIL
SUBJECT: COMMERCIAL DESIGN GUIDELINES
April 13, 2005
ENVIRONMENTAL ASSESSMENT:
An Environmental Impact Report (EIR) was prepared for the 2000 General Plan update pursuant tp
the State Environmental Guidelines as adopted by the Town. The Commercial Design Guidelines
is an implementation of the General Plan and no additional analysis is needed as the document is
simply establishing review criteria. Commercial projects will be evaluated for CEQA compliance
and against the Commercial Design Guidelines at the time individual applications are filed.
It has been determined that the Zoning Code Amendment could not have a significant impact on the
environment, therefore, it is not subject to the California Environmental Qaulity Act Section
15061(b)(3)..
FISCAL IMPACT:
None
Attachments:
1. Draft Zoning Ordinance Amendment (two pages)
2. Draft Policy: Conditional Use Modification (two pages)
3. Draft Policy: Minor Alterations to Commercial Buildings (two pages)
4. Draft Resolution (two pages) with Exhibit A, Commercial Design Guidelines
5. Memorandum from Bill Lee, Economics Research Associates (two pages), received March 23,
2005
6. Comments from Len Pacheco (one page), received April 13, 2005
7. Planning Commission Minutes of March 23, 2005 (four pages)
8. Report to the Planning Commission for agenda of March 23, 2005 with Exhibits A-I.
Distribution:
Planning Commission
BNL: SD:mdc
ORDINANCE -
ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING TOWN CODE SECTION 29.20.200
(CONDITIONAL USE MODIFICATION)
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS
FOLLOWS:
SECTION I
Town Code Chapter 29.20.200 shall be amended as follows:
Sec. 29.20.200. Conditional use modification.
A use authorized by conditional use permit shall not be modified unless a modification to the
permit is approved. The following changes in use are modifications:
(1) Intensification of us example, . (By way of additions to scafing capacity or gross floot atea, jairicases in peak hom trips Fc
mixed use, nmititena 11 co=erciaiorind-astriaiorn-mftifamilydcvelopinentproje
if the trips exceed the traffic g=ration factor assigned to the project at ffic time of
approvai, increase of five (5) or more peak hour trips, increases in parking required-,
additionai land, or corrmiencemcnt of new activities.) Changes of use that will result
in an increase of frve (5) or more peak hour trips.
(2) Any change thlaf is a substanfiai depart-are from plans which w= the basis of th
conditionai use permit approval: Commencement of new activities that could have
a material adverse impact on the surrounding area.
(3) Any change that is a substantial departure firom plans which were the basis of the
conditional use permit approval.
SECTION II
In the event that any part of this ordinance is held to be invalid, the invalid part or parts shall
be severed from the remaining portions which shall remain in full force and effect.
Page 1 of 2
ATTACB14ENT 1
SECTION III
This ordinance was introduced at a regular meeting of the Town Council of the Town of Los
Gatos on , 2005 and adopted by the following vote as an ordinance of the Town of Los
Gatos at a regular meeting of the Town Council of the Town of Los Gatos on , 2005.
This ordinance takes effect 30 days after it is adopted.
COUNCIL MEMBERS:
AYES :
NAYS :
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
N:\DEV\SUZANNE\Coi=ercialDesib \CDG-ZCA-ordinance.wpd
Page 2 of 2
RESOLUTION 2005 -
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
ADOPTING GUIDELINES FOR MODIFICATION OF USE
This resolution establishes the criteria that will be used to evaluate a modification of use
pursuant to Zoning Ordinance Section 29.20.200.
RESOLVED:
A conditional use permit (CUP) is intended to allow the establishment of those uses that have unique
characteristics or special form such that their effect on the surrounding environment must be
evaluated for a particular location. The CUP process allows for review of the location, design,
configuration of improvements and potential impact on the surrounding area. Once a CUP has been
granted it runs with the land. Modifications to a property with a valid CUP maybe considered when
an application has been filed for Architecture & Site approval or a building permit has been
requested, providing there is no material adverse impact or substantial departure from the plans that
were the basis for the CUP.
The following are examples of changes that would be considered a material adverse impact
on the surrounding area:
a. Requirement for environmental review under the California Environmental Quality
Act (CEQA)
b. Conflicts with General Plan goals and/or policies
c. An increase in outdoor noise levels that would exceed the limits set by the Town's
Noise Ordinance
d. Non-compliance with the Commercial Design Guidelines
e. Changes to the operational aspects of the business that conflict with Planning
Commission or Council conditions of approval (example, increasing hours of
operation)
f. Inconsistency with all applicable provisions of the Zoning Ordinance and the spirit
and intent of the original approval
2. Examples of changes that are a substantial departure from plans that were the basis of the
conditional use permit approval are those that result in any of the following:
a. Conflicts with operational conditions of approval
b. Adds land area to the property for which the use permit was granted
c. Results in a parking or traffic impact to other properties in the area
d. Conflicts with applicable provisions of the Town Code
e. Conflicts with General Plan Goals and/or Policies
f. Results in a change relative to service of alcoholic beverages
ATTACHMENT 2
PASSED AND ADOPTED at a regular meeting of the Town Council held on the 18t' day of April,
2005, by the following vote:
COUNCIL, MEMBERS:
AYES:
NAYS :
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
N:\DEV \SUZANNE\CommercialDesign\Reso-UseMod.wpd
TOWN COUNCIL POLICY
TOWN OF LOS GATOS
Subject: Minor Alterations to Commercial Buildings
Enabling Action:
2005-
Page 1 of 2
Approved:
Effective
Date:
Mike Wasserman, Mayor
PURPOSE:
Section 29.20.745(8) of the Zoning Ordinance states that the Development Review Committee
(DRC) shall "determine and issue zoning approval for minor exterior alterations to commercial
buildings". The purpose of this policy is to define "minor exterior alterations" to commercial
buildings that may be approved by the DRC as set forth in Section 29.20.745(8) of the Zoning
Ordinance. To assist in the redevelopment of commercial buildings, the Town has created a
streamlined review process for minor commercial improvement projects that comply with the
Commercial Design Guidelines.
The following shall be used by staff when reviewing plans for minor exterior alterations to
commercial buildings to determineifproposedprojects cantake advantage ofthe streamlined review
process.
EXAMPLES OF MINOR ARCHITECTURAL IMPROVEMENTS:
The following are examples of minor architectural improvements that may be decided by the
Development Review Committee (DRC) after considering public input at a duly noticed public
hearing:
1. Replacing or changing out windows
2. Replacing or adding awnings
3. Changes to or addition of arcades
4. Replacement of or changes to exterior materials
5. Small scale additions (may not result in an increase of more than four peal-, hour trips)
N:\DEV \SUZANNE\Council\Policies\MinorComm-final.wpd
REVISED - January 27, 2005
ATTAcEMNT 3
Town Cotmcil Policy
Minor Alterations to Commercial Buildings
Page 2 of 2
DEFMTION:
For projects that include small scale additions, a minor commercial project is one which is in full
compliance with the Town's Commercial Design Guidelines and Town Code and does not result in
an intensification of use as described in Section 29.30.200 of the Zoning Ordinance or more than a
minor increase in traffic as described in the Town's Traffic Impact Policy.
The Director of Community Development or the Development Review Committee may refer any
minor commercial project to the Planning Commission if it is not in compliance with the
Commercial Design Guidelines, there are impacts to surrounding properties that cannot be resolved
by the DRC, or as otherwise deemed appropriate.
N:\DEV\SUZANNE\Council\Policies\MinorCo=-final.wpd REVISED - January 21, 2005
RESOLUTION 2005 -
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
ADOPTING COMMERCIAL DESIGN GUIDELINES
WHEREAS, the Town of Los Gatos desires to update its commercial development standards
and guidelines, and
WHEREAS, the draft Commercial Design Guidelines represents a consolidation of five
existing documents that govern commercial development and updates design criteria; and
WHEREAS, the Advanced Planning Work Plan includes the adoption of new commercial
design guidelines; and
WHEREAS, adoption of the Commercial Design Guidelines will help provide clear
direction to developers and business owners processing development applications (General Plan
Goal L.G.7.2 and Implementing Strategy L.I.7.4); and
WHEREAS, adoption of the Commercial Design' Guidelines will ensure high quality
development in all commercial areas of the Town; and
WHEREAS, numerous General Plan goals, policies and implementing strategies support
creation of this document; and
WHEREAS, The General Plan Committee recommends that the Draft Commercial Design
Guidelines be adopted; and
WHEREAS, the Planning Commission has held a public hearing and forwarded a
recommendation for adoption of the same document;
THEREFORE BE IT RESOLVED: the Town Council of the TOWN OF LOS GATOS
does hereby rescind Resolutions 1987-68 and 1997-136.
ATTACHMENT 4
FURTHER RESOLVED, the Town Council does hereby rescind any statements related to
the Los Gatos Boulevard Design Standards contained in Resolution 1997-136.
FURTHER RESOLVED, the Town Council does hereby rescind any statements related to
the Commercial Design Guidelines for the Central Business District contained in Resolution 1992-
189.
FURTHER RESOLVED, the Town Council adopts the Commercial Design Guidelines,
attached hereto as Exhibit A. These guidelines shall be used to review development applications in
conjunction with the goals and policies set forth in the Los Gatos Boulevard Plan adopted by
Resolution 1997-136. In the event of a conflict, the more restrictive standard shall apply.
FURTHER RESOLVED, the Commercial Design Guidelines shall applyto all development
applications that have not been approved prior to adoption of the document.
PASSED AND ADOPTED at a regular meeting of the Town Council held on the 18th day
of April, 2005, by the following vote:
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
2
xs py Commercial
- Design Guidelines
Town of Los Gatos
January 25, 2005
t}.....jr~
Public Hearing Draft
a,
-F ;
Community Development Department
110 East Main Street
P.O. Box 949
Los Gatos, CA 95031
(408) 354-6872
(408) 354-7593 fax
Nvwtv.l o s gat o s ca. g ov
EXHIBIT A
Town of Los Gatos
CONTENTS
CONTENTS
1 INTRODUCTION Applicability 6
Relationship to other plans 6
Purpose 7
Community Expectations 7
Common Design Guidelines 9
2 C-1 DISTRICT Basic Design Principles 15
Site Development 16
Building Design 18
3 C-2 DISTRICT C-2 District 21
C-2 District Subareas 22
Basic Design Principles 22
District C-2A 23
Historic Preservation Districts 29
Los Gatos Historic Commercial District 29
University/Edelen Historic District 32
District C-2B 33
District C-2C 36
4 LM DISTRICT Basic Design Principles 37
Site Development 38
Building Design 40
5 LOS GATOS BOULEVARD Los Gatos Boulevard
41
Commercial Guidelines
41
Basic Design Principles
42
Site Development
43
Building Design
45
Auto Dealership Guidelines
48
Basic Design Principles
49
Site Development
49
Building Design
51
6 SIGNAGE GUIDELINES General Guidelines
53
Wall Signs
56
Awning Signs
60
Window Signs
60
Projecting Signs
61
Hanging Signs
63
Plaque Signs
64
Ground Signs
64
Freestanding Signs
67
APPENDICES Appendix A
Ordinance 1843 Los Gatos Historic Commercial District
Appendix B
Ordinance 1820 University/Edelen Historic District
Appendix C
Designated Landmarks
Commercial Design Guidelines
Public Hearing Draft 01/25/05 3
Town of Los Gatos
ACKNOWLEDGMENTS
TOWN COUNCIL
Mike Wasserman Nlayor
Diane McNutt Vice ltilayor
Steve Glickman
Joe Pirzynski
Barbara Spector
PLANNING COMMISSION
Philip Micciche Chair
Michael Burke Vice-Chair
Thomas O'Donnell
Morris Trevithick
Joanne Talesfore
Lee Quintana
D. Michael Kane
GENERAL PLAN COMMITTEE
Michael Burke
Philip IVlicciche
Morris Trevithick
Diane McNutt
Steve Glickman
Barry Bakken
Mark Sgarlato
Josh Bacigalupi
Mark Weiner
TOWN STAFF
Planning Co v;vIisfion
Planning Commission
Planning Co;vvznission
Town Council
Ton)n Council
Community Services Cknlvission
Public Representative
Public Representative
Public Representative
Debra Figone
Tmvn Manager
Pamela Jacobs
Assistant Ton n 1Vlanager
Orry Korb
Tosvn Attorney
Bud Lortz
Coymvunit, Development Director
Randy Tsuda
Assistant Colvmunit , Development Director
Suzanne Davis
Associate Planner
Larry Cannon
Town Arcbitect / Cannon Design Groi.p
Commercial Design Guidelines
4 Public Hearing Draft 01/25/05
Town of Los Gatos
INTRODUCTION
1
INTRODUCTION
The Town of Los Gatos has developed a unique character and
ambience over more than a century as the community's residential
and commercial structures combined with the natural setting of
topography, and landscape have defined an overall character and
environment which is cherished by its residents and instantly recog-
nized by visitors. The community's built environment is character-
ized by relatively small scale buildings, a quiet architectural demeanor,
respect for neighboring properties, and the attention to architec-
tural detail and landscaping.
These guidelines contain a clear statement of community ex-
pectations to assist property and business owners in understanding
the Town and commercial development features that assist in de-
fining the overall ambience and sense of place that contribute so
strongly to the liveability and economic vitality of Los Gatos.
The guidelines are intended to establish a balance that preserves
and enhances the Town's livability while supporting the economic
vitality that provides the resources for community services and the
uses that make Los Gatos a complete community.
These design guidelines will be used by the Town staff, Plan-
ning Commission, and Town Council in evaluating changes to ex-
isting properties and new construction. While the guidelines are or-
ganized around specific physical districts within the community; other
commercial properties located outside the specific district bound-
aries should conform to the Common Design Guidelines (see pages
9-14) and the spirit of this document.
HOW TO USE THIS DOCUMENT
• Review the Community Ex-
pectations in the Introduction to ob-
tain an overview of the characteris-
tics and features valued by the Town.
• Take a drive and walk around
the Town's commercial and residen-
tial areas to observe both existing de-
velopment as well as elements that
contribute to the community's over-
all ambience.
• Review the Common Design
Guidelines in the Introduction. Of
special importance are the guidelines
which stress design that maintains and
reinforces the unique scale and char-
acter of Los Gatos.
• Review the Guidelines chapter
applicable to the location of your
project.
• Review the Signage Guidelines
in Chapter 6.
• An early, informal meeting with
the Town's planning staff to review
your preliminary development plans
and designs is generally a good idea
to identify any special problems and
concerns before you have committed
large amounts of time and money for
the preparation of application draw-
ings and materials.
• For projects that are located
adjacent to or near residential neigh-
borhoods, applicant meetings with af-
fected residents are strongly encour-
aged.
Addresses noted in this document as
good examples are as of the creation of
the document. Please inquire at the
Community Development Department
for an updated list.
Should you have any questions about
these guidelines, please contact the
Community Development Department
at (408 354-6872.
Commercial Design Guidelines
Public Hearing Draft 01/25/05 5
Town of Los Gatos
INTRODUCTION
1
HISTORIC PRESERVATION
The unique character of Los Ga-
tos is in part a result of the older struc-
tures in the community. The Down-
town Area, which is listed on the
National Register of Historic Places,
is especially important in this regard.
There are separate Town ordi-
nances and guidelines for special dis-
tricts and sites which address the treat-
ment of these older structures and the
nature of development in their vicin-
ityJ In addition; the Town considers
all buildings constructed prior to 1941
to be historic.
The intent of the historic ordi-
nances and these commercial design
guidelines is to preserve those com-
munity assets and to accommodate
changes and new development in a
manner that is sympathetic to the
structures' historic qualities. Historic
preservation regulations applicable to
the Town's commercial properties
are:
Los Gatos Historic Commercial Dis-
trict
Downtown Los Gatos is listed of the Na-
tional Register of Historic Places. Ordinance
1843 covers an area located along North Santa
Gu!. Avenue and best ttilain Street.. See Sec-
tion 3.4 of these guidelines and Ap
University/Edelen Historic District
Ordinance 1920 includes propeniec on ei-
ther side of Unitersit i Amalie between Mert
tllain Street and Las Gatos/Saratoga Road
See Section 3.5 of these guidelines and Appeiz-
dix B.
Designated Landmarks
Somepropetties have individual designations
as Historic Landmarks in recognition of their
histotic, arebitectuzal, oz aesthetic significance
to the colxmanit3. They may consist of buikl-
ings orfeatutes such as P)allt or fences. Infoznia-
tion on Indiriidual Histozic Landmarks within
the commercial ateac subject to these designgaide-
line., is included in Appendix C.
1.1 APPLICABILITY
These guidelines are applicable to all types of permits includ-
ing sign permits, building permits, and architecture and site ap-
provals.
The Common Design Guidelines ( see pages 9-14) and the
Signage Guidelines (see pages 53-67) apply to all commercial prop-
erties in Los Gatos. The design guidelines contained in Chapters 2
through 5 are area specific, and apply to the C-1, C-2, LM and Los
Gatos Boulevard areas shown on the map below and more de-
tailed diagrams contained within each individual guidelines chapter.
They do not apply to other areas outside of these specific zones
even thought those areas may contain similar or the same zoning
The design guidelines in this document incorporate and re-
place the following:
• Development Standards for the C-2 Zone
• Commercial Design Guidelines for the Central Business
District
• Design Standards for the Rear of the Commercial Build-
ings Located Adjacent To Town Parking Lot #4 Elm Street
To Grays Lane
• Los Gatos Boulevard Design Standards
The design guidelines in this document meet the Los Gatos
Boulevard Plan which remains in effect.
Commercial Design Guidelines
6 Public Hearing Draft 01/25/05
? 1: 1.7 f!k 9+uwa~£=i.rnmaac r. zt'S_ i. f' I A V
1.2 RELATIONSHIP TO OTHER PLANS
Town of Los Gatos E M_
INTRODUCTION
1
1.3 PURPOSE
The guidelines contained in this document are intended to ac-
complish the following:
• Provide guidance to property owners and their design pro-
fessionals in planning and designing new buildings and re-
modeling existing structures.
• Provide a greater degree of project review and approval
predictability.
• Ensure that new development reinforces and supports the
special qualities of the Town of Los Gatos.
• Establish a high level of design quality
• Maintain a building scale that is consistent with the Town's
small scale image.
• Provide information to allow for the adaptation of cor-
porate and franchise designs to the unique character of
Los Gatos.
• Reinforce the special qualities of the Town's visual charac-
ter.
• Protect property owner investments by discouraging inap-
propriate adjacent development.
• Streamline the development review process by more clearly
communicating community expectations to property own-
ers and developers.
• Provide visual continuity along street frontages.
• To encourage signs which are in scale and harmony with
the architecture and the character of the Town.
1.4 COMMUNITY EXPECTATIONS
• Maintenance of the existing small town feel
• Highest quality architectural, landscape and site develop-
ment design
• High quality materials
• Careful attention to architectural and landscape details simi-
lar to the Town's residential structures
• Variety and diversity of architectural character that sup-
port the current interesting mixture of styles
• Small scale buildings with a strong pedestrian orientation
• The sensitive interface of commercial development with
adjacent residential neighborhoods
• Strong encouragement of a unique Los Gatos scale and
character
~y
Respect for the Town's rich architectural
history
Commercial Design Guidelines
Public Hearing Draft 01/25/05 7
A small scale, walkable Downtown
quality materials and detail
Town of Los Gatos
INTRODUCTION
1
M1_4 /
Lush landscaping Interesting signs
Commercial Design Guidelines
8 Public Hearing Draft 01/25/05
1.4 COMMUNITY EXPECTATIONS
• Chain or franchise projects tailored to the unique qualities
of Los Gatos
• Avoidance of architecturally trendy buildings in favor of
more timeless qualities
• A strong commitment to landscaping
• Maintenance of a sense of place with views of surround-
ing hills preserved
• Rich architectural fabric with interesting details
• Designs adapted to a human and pedestrian scale rather
than to an automobile scale
• Scale and character appropriate to the setting
• Buildings over two stories are discouraged in areas cov-
ered by these guidelines unless special circumstances war-
rant additional building height
• Mixed use buildings are encouraged wherever appropriate
to the surrounding neighborhood
• Thoughtful architectural design - not boxes with cosmetic
attachments
• Unity of design treatment with all sides of the structure
related to the design of the primary facades (i.e., 360 de-
gree architecture)
Shopping centers designed for the pedestrian
Commercial structures with the same
attention to materials and details as the
Town's residences
Town of Los Gatos
INTRODUCTION
1
1.5 COMMON DESIGN GUIDELINES
The following guidelines apply to all commercial development
in the Town of Los Gatos regardless of location.
1.5.1 Design to maintain and reinforce the unique
scale and character of Los Gatos
a) Break overall building masses into segments similar
to those of nearby structures and parcels.
ARCHITECTURAL STYLE
• These guidelines are not in-
tended to establish or dictate a spe-
cific style beyond the desire to main-
tain the Town's small town character
and attention to human scale and de-
tail.
• Although many building styles
are represented, the Town has a dis-
tinguished architectural heritage with
some excellent past examples of
Craftsman, Victorian, and other resi-
dential architectural styles along with
several fine examples of traditional
Alain Street style commercial struc-
tures.
reflect typical downtown
to
module
b) Design with respect for nearby historic buildings
and unique neighborhoods of the Town.
c) Avoid design which consists largely of boxes with
applied design elements.
• Applicants are asked to look at
the historic and more recent small
scale structures which have been de-
signed with attention to the provision
of layers of detail and the integration
of landscaping into the designs. Re-
cent examples that seem to express
the characteristics desired by the Town
include 421 North Santa Cruz Avenue
in the Downtown, the Shopping Cen-
ter remodeling at 421-431 North
Santa Cruz Avenue, the milted use
project at the northeast corner of
Highway 9 and University Avenue,
and the Cornerstone shopping cen-
ter on Los Gatos Boulevard.
• Proposals for new commercial
structures should be developed within
this context of Los Gatos' heritage.
Designs merely repeated from other
cities or without thought to the spe-
cial qualities of Los Gatos are
strongly discouraged, and unlikely to
be accepted.
Commercial Design Guidelines
Public Hearing Draft 01/25/05 9
Town of Los Gatos
INTRODUCTION
1
CORPORATE ARCHITECTURE
• The Town will work with ap-
plicants to adapt critical functional
features of prototype plans to their
Los Gatos sites, but will not accept
standard plans, building forms, eleva-
tions, materials, or colors that do not
relate to the site, adjacent develop-
ment, or Los Gatos' community char-
acter.
• Applicants are encouraged to
meet early in the process with the
Town's Community= Development
Department staff to discuss their
plans and building prototypes.
SUSTAINABLE DESIGN
The Town of Los Gatos supports sus-
tainable design in the construction of
new facilities and the remodeling of ex-
isting buildings. Applicants are expected
to utilize creativity in adapting sustain-
able design elements to the unique
qualities of the Town's visual environ-
ment and the community expectations
set forth in this design guidelines docu-
ment. Town staff will work closely with
applicants to achieve this goal.
Special attention will be expected of all
applicants in the following areas:
• Use of energy efficient HVAC sys-
tems
• Reduction of energy demands
through simple techniques such as op-
erable windows and sun control meth-
ods
• Minimization of storm water runoff
• Use of recycled materials
• Limit use of copper roofing, gutters
and trim
• Increase insulation and energy effi-
cient lighting
d) Avoid "awning architecture" where large awnings
dominate the building frontages.
e) Provide varied building and parapet heights except
in locations where flat parapets are common.
f) Place awnings and canopies at elevations that relate
to the height of pedestrians and provide a sense of
shelter. Use awning appropriate to the building style.
ced high on building tacades cio
a sense of shelter or pedestrian
g) Break facade segments into modules that reflect
those common along nearby commercial building front-
ages. For facades along streets that are closely related
to nearby residences, break larger building elements
into modules that are sympathetic to the smaller scale
of those houses.
Commercial Design Guidelines
10 Public Hearing Draft 01/25/05
Town of Los Gatos
INTRODUCTION
1.5.2 Provide a richness of architectural facade depth
and detail
a) Express columns and beams on the building's exte-
rior.
b) Provide a number of facade layers (e.g., front of
columns or pilasters, wall plane, window frame, ~ nd
window glass).
c) Finish wall tops with overhangs, projecting cornices,
and column caps that provide a strong visual terminus
to the structure.
d) Use applied and integrated design elements (e.g.,
exposed rafter tails on sloped roofs, cornice mold-
ings, applied medallions).
1.5.3 Provide a unified design around all sides of
buildings
a) Maintain continuity of design, materials, color, form
and architectural detail for all elevations of a building
that are visible from public areas or adjacent residences.
b) Where continuity of design is difficult to achieve,
substantial landscaping should be provided to screen
the area.
MIXED USE PROJECTS
Nfixed Use projects will generally
consist of residential units or office
space located over ground floor re-
tail shops or restaurants. Entries to
upper floor uses should be located on
facing streets or on landscaped pas-
sageways with direct access to the
street. The entries should be distinc-
tive and well defined with elements
such as attractive doorways and side-
lights, awnings, carriage lights, plant-
ers with flowers, appropriate signage,
and other elements to add visual rich-
ness and human scale.
Upper levels should be designed
with a distinctive character and de-
sign elements that will relate the up-
per levels to the street and provide
visual interest. These elements might
include bay windows, projecting bal-
conies with landscaping and french
doors, or awnings over the windows.
Window proportions on the upper
levels should generally be smaller than
ground floor windows, vertical in
proportion, and related to the ground
floor windows.
~Ye
S
Los Gatos example above showing simple
reflection of front facade design on building
side
Commercial Design Guidelines
Public Hearing Draft 01/25/05 11
Los Gatos example of facade depth and detail
Town of Los Gatos
INTRODUCTION
1
1.5.4 Avoid blank walls and service areas which are
visible from adjacent streets and projects
a) Orient buildings to avoid blank walls and service
areas which are visible.
b) When blank walls are unavoidable, add pilasters,
trellises, and/or lattices along with landscaping to make
the facades more attractive.
1.5.5 Integrate the screening for all trash and service
areas into the design of the buildings.
a) Avoid walls that appear to be tacked onto the main
structure in favor of walls that integrate the service
walls into the overall design of the building complex.
b) Match wall materials to that of the building.
c) Where screen walls are prominently visible, pro-
vide additional detail appropriate to the design of the
main structure (e.g., wall caps similar to those on a
primary structure).
d) In many cases, the use of a lattice work with dense,
flowering vines may be used. In those cases, a lesser
building material (e.g., concrete block) may be used if
the lattice work will provide a strong texture while the
landscaping is growing to maturitj, and if it can be
demonstrated that the landscaping selected will pro-
vide a green screening of the walls within two years of
installation.
1.5.6 Screen all roof equipment
a) All roof equipment must be screened to minimize
its visual impact on views from public rights-of-way.
b) Locate equipment in recessed roof wells or hide
equipment behind parapet walls so that it cannot be
seen are the preferred solutions.
c) Roof screens should be constructed from materi-
als as similar to the building walls as possible, and
should be designed to appear as an architecturally in-
tegrated part of the building rather than an added-on
element.
d) In cases where mechanical wells or parapets of suf-
ficient height to screen equipment are not possible,
equipment should be clustered and placed as far as
possible from building edges. The visible equipment
should be painted a color that will blend the equip-
ment visually with the backdrop (e.g., pale blue for
elements seen against the sky)
Equipment screen integrated with building e) Submit a roof plan at the time of submittal for re-
design view and approval. The plan shall show the location,
Commercial Design Guidelines
12 Public Hearing Draft 01/25/05
the building's design
Town of Los Gatos
INTRODUCTION
1
type and size, including height, of all roof mounted
equipment. The application elevation and section draw-
ings shall also show the location and size of all roof
mounted equipment.
f) Special conditions for solar panels
Seek to minimize any negative visual impacts on Town
character. A less than optimal efficiency slope for the
panels may be required to minimize their visual impact
if such a condition would not decrease the efficiency
of the panels by more than 20%. Or, other visually
neutral methods to achieve similar energy efficiencies
maybe required (e.g.; insulation, efficient windows, solar
screening of windows, energy efficient HVAC systems,
etc.)-
• Hide solar panels, if possible
• Integrate panels into the architectural forms and
character of the building
• Avoid a tacked on look
• Operable windows are encouraged in recognition
of the area's temperate climate and the typically
small scale of commercial structures.
1.5.7 Provide visual buffering of on-site utility elements
a) Locate transformers, valves and similar elements
where they will be least visible from public rights-of-
way If not possible, these elements should be placed
underground or, at a minimum, screened from view
with walls and landscaping that relate to the remainder
of the project.
b) Utilize landscaping and/or walls to screen trans-
formers and other utility elements if they must be lo-
cated in close prommity to the public right-of-way.
c) Applicants will be required to submit a site plan at
the time of submittal for review and approval to show
the location, type and size, including height, of all util-
ity elements to be located on the parcel.
1.5.8 Subordinate parking to the buildings
a) Avoid parking lots in locations that interrupt retail
and/or structural continuity near front property lines.
b) Divide larger parking areas into smaller segments
with blocks of landscapin&
c) Provide low walls and landscaping at parking lot
edges adjacent to public streets.
Hedge as edge parking lot screen
Commercial Design Guidelines
Public Hearing Draft 01/25/05 13
Example of solar panels integrated into the
building form
Utilitity screening with landscaping and cover
Town of Los Gatos
INTRODUCTION
1
1.5.9 Utilize high quality building materials and
details
a) The use of exposed concrete block is strongly dis-
couraged in favor of wood, stucco, stone or brick, and
in the case of the LM District, metal.
b) Avoid plywood wall facings.
c) Avoid plastic or shiny metal materials and finishes.
d) Avoid rough sawn wood for exposed structural or
finished surfaces.
t
1.5.10 All projects shall be well landscaped
a) Landscaping should relate to existing landscape
treatments along the adjacent street fronts.
b) Smaller landscaping (e.g., planter pots, window
boxes) are used often within the Town to provide
smaller scale elements close to the pedestrian, and
should be included within commercial projects when-
ever possible.
c) Landscaping should have form and substance to
define edges and paths, to provide visual focal points,
and to buffer less desirable views (e.g., less finished
facades facing public ways or residences.)
1.5.11 Maintain a high degree of transparency at all
window areas
a) Avoid dark or highly reflective glazing.
1.5.12 Utilize colors that are appropriate to the use and
the surrounding area
a) Muted tones are generally preferred with stronger
accent colors limited to smaller areas of trim.
b) Interesting soft colors should be considered. The
automatic selection of beiges and browns is discour-
aged.
c) In most cases, a range of analogous or complemen-
tary colors is preferred over painting all wall surfaces
with the same paint color and shade.
d) Strong building colors that are used for branding or
advertising purposes will not be approved.
e) Uses which might make a case for stronger colors
(e.g., ethnic restaurants) will be evaluated case-by-case
based on the design and the context of surrounding
buildings and uses.
pedestrian areas arid storefronts
Commercial Design Guidelines
14 Public Hearing Draft 01/25/05
Strong landscaping used to define main entry
to the shopping center
Town of Los Gatos
C-1 DISTRICT
2
C-1 DISTRICT
The C-1 District extends generally along North Santa Cruz Avenue
between Blossom Hill Road and Highway 9 (Los Gatos/Saratoga
Road) although other commercial areas are zoned C-1. The street
is relatively narrow, and traffic speeds are slovti
The district is bordered on the west by a single family residen-
tial neighborhood, and on the east by the LM Light Industrial dis-
trict. The mix of uses within the C-1 District is broad, and includes
office buildings, banks, small shopping centers, restaurants, and ser-
vice commercial structures along with some residential uses.
Large trees line the street for its length, providing a soft and
welcoming environment, which serves to link the area comfortably
with the adjacent residential neighborhood and encourages outdoor
dining and pedestrian circulation along the street.
2.1 BASIC DESIGN PRINCIPLES
The following principles have been used as touchstones for the
development of individual commercial design guidelines. In the
event that the specific guidelines do not clearly address a given con-
dition, the Basic Design Principles should be consulted for general
direction. The Basic Design Principles will be used by the Town
staff and Planning Commission/Town Council when evaluating
projects in the C-1 District, and when considering the acceptability
of unique proposals that vary from the specific guidelines.
• Projects shall possess a village scale and character which is
sensitive to the scale and liveability of the adjacent residen-
tial neighborhood.
• Commercial buildings shall be designed with small scale
complexity appropriate to the low speed, pedestrian na-
ture of North Santa Cruz Avenue or adjacent commercial
street
• Street front functional and visual continuity shall be main-
tained, and all projects shall be sympathetic in form, scale,
and height to adjacent structures.
• Landscaping shall be used to soften the appearance of
buildings and to integrate new construction into the over-
all commercial/residential neighborhood.
• The physical and -usual impact of parking shall be mini-
mized.
• Structures over one story shall be designed to minimize
their visual bulk and relate to the human scale of pedestri-
ans on the street.
Multi-tenant complexes shall be designed to emphasize an
overall sense of project and place, rather than the promi-
nence of individual tenants.
INTENT OF THE C-1 DISTRICT
GUIDELINES
• Provide a high quality entry to
the Los Gatos Downtown
• Maintain a building scale and
character sympathetic to the ad-
jacent residential neighborhood
• Minimize the impact of park-
ing on the character and image
of the area
• Reinforce the street's lush land-
scaped character
• Encourage pedestrian use of the
streets sidewalks
• Keep signs subdued in recogni-
tion of the low speed of traffic
on the street
Commercial Design Guidelines
Public Hearing Draft 01/25/05 15
Town of Los Gatos
C-1 DISTRICT
2
6 k
G}a~.~lr~
F'arh~ FSrhi>`
Ef J
N,E'I
la ,,Tluis, Ttei Not This
Orient entries to North Santa Cruz Avenue
d parking is encouraged in the
2.2.3 Provide substantial landscaping along the North
Santa Cruz Avenue and other commercial street
frontages
a) Avoid large amounts of paving between structures
and the street sidewalk. Unless the front setback is
used for a functional use, such as outdoor dining, over
fifty percent of the front setback should be devoted to
green landscaping.
b) Flowering plants are strongly encouraged.
J
2.2.4 Provide greater landscape buffering adjacent to
residential parcels
Flowering plant landscaping is strongly
encouraged
Commercial Design Guidelines
16 Public Hearing Draft 01/25/05
2.2 SITE DEVELOPMENT
2.2.1 Orient building entries to North Santa Cruz Avenue
2.2.2 Place parking behind buildings or underground,
whenever possible
a) If placement behind structures or underground is
not possible or practical, the preferred parking place-
ment is adjacent to the structures in order to maintain
the presence of active uses along the North Santa Cruz
Avenue commercial street frontage.
b) If the only possible parking location is between the
buildings and Santa Cruz Avenue or other commercial
street, parking area frontages shall be screened and
landscaped as noted below, and parking lots shall be
treated with extensive landscaping.
c) For any parking which fronts on a public street,
provide low walls along with landscaping to soften the
Provide substantial landscaping in setbacks
parking area's visual impact.
Avoid large amounts of paving in setbacks
unless used for outdoor dining or other
functional purposes
Town of Los Gatos
C-1 DISTRICT
2
2.2.5 Enhance front sidewalk and plaza paving
a) The use of brick banding along with concrete is
encouraged for the commercial street sidewalks.
b) A change of pattern and/or material for paved ar-
eas within front setback sidewalks and plazas is strongly
encouraged to set them apart from the sidewalks. The
use of concrete that would just seem to be a large
extension of the sidewalk will be strongly discour-
aged.
c) Where paved plaza areas are located adjacent to
sidewalks, provide a positive separation between the
two with landscaping and/or raised planters.
2.2.6 Pedestrian amenities are encouraged in front
setback areas
a) Benches
b) Planter pots with flowers
c) Trash receptacles
2.2.7 Minimize the visual impact of parking lot lighting
a) Limit light pole height to a maximum of fifteen feet.
b) Use luminaires with shielding to direct light down-
ward and avoid glare.
2.2.8 Provide landscaping along the Industrial Way and
secondary street frontages
a) Use trees to buffer views between C-1 uses and
LM uses across Industrial Way
b) Use low hedges and walls to screen views of park-
ing lots.
Commercial Design Guidelines
Public Hearing Draft 01/25/05 17
Landscape Industrial Way edges
Town of Los Gatos
C-1 DISTRICT
2
fi N
^ dwv~u
tl Fi CA ~ g _
_I
,y rot
3: y~ux ~
iii
sider residential building forms adjacent
2.3 BUILDING DESIGN
2.3.1 Break larger building facades into smaller
segments
a) Treat commercial street-facing facades which ex-
ceed fifty feet in length as though they were con-
structed on individual parcels no wider than fifty feet.
2.3.2 Respect the character of adjacent residential
neighborhoods
a) Strongly consider residential building forms for
projects on the west side of North Santa Cruz Av-
enue where there is a close proximity to a residential
neighborhood.
b) For projects located on corner parcels of streets
leading into residential neighborhoods, special atten-
tion should be given to the following:
• Breaking building forms into modules that are simi-
lar to those in the residential neighborhoods
• Providing landscaping and landscape elements (e.g.,
fencing) that would be consistent with those used in
residential areas
• Screening any parking areas with low walls and land-
scaping
2.3.3 Respect the privacy of neighboring residents
a) Avoid windows which would provide views into
residential private yard spaces.
b) Keep window sizes small on facades facing resi-
dences where windows can be seen to minimize light-
ing intrusion.
c) Provide shielding for any exterior lighting visible
from neighboring residential uses.
to residential neighborhood I
Commercial Design Guidelines
18 Public Hearing Draft 01/25/05
Break larger buildings into smaller building
masses
Avoid large building masses
Avoid windows looking into residential
private yard spaces
Town of Los Gatos
C-1 DISTRICT
2
d) Provide landscaping between commercial structures
and neighboring residents to screen, break up and soften
views of the structures. See diagram to the right for
view cones in which buffering landscaping should be
provided.
e) Avoid placement of mechanical equipment where
noise would negatively impact residential neighbors.
f) Visually screen all trash and outdoor storage areas
from view
=i Oar
4i
2.3.4 Visually treat any exposed walls visible from
fronting streets
a) Use landscaping and screen walls or architectural
treatment consistent with the primary and nearby fa-
cade designs.
2.3.5 Avoid visually bulky buildings
a) Provide horizontal wall plane changes along street
frontages and areas easily,, iewed from adjacent prop-
erties. Wall plane changes should have some portions
that are at least two feet to provide building articula-
tion.
b) Keep the size of roof fascias small.
c) Inset windows as much as possible from wall faces
to provide some visual depth to facades. Where inte-
rior uses make this difficult, provide e--,,-terior trim around
,vndows to achieve facade depth.
d) For any structures over two stories in height, set
back upper floors by a minimum of fifteen feet from
the lower floor facades to minimize scale and bulk
changes that would stand out significantly from the
norm along the adjacent streetscape.
I
I
i
Provide buffer landscaping in view cones to
residential windows and private yard space
e) Break up large wall surfaces. kM '2 f~
f) Use a mix of materials that have a smaller scale
(e.g., stone, brick, wood siding, shingles). Avoid con-
crete block and metal siding or panels. Step upper floors back on structures taller
than two stories
Commercial Design Guidelines
Public Hearing Draft 01/25/05 19
Mitigate exposed wall surfaces with
architectural and/or landscaping treatment
Town of Los Gatos
C-1 DISTRICT
2
_J(
loins.
Use OUnched windows
2.3.6 Utilize solid building forms with punched window
openings
a) Avoid ribbon windows and other types of large win-
dow areas.
b) Limit the amount of typical commercial storefront
treatment in favor of smaller window areas.
2.3.7 Use sloping roof forms with substantial
2.3.8 Provide architectural elements, detailing and
ornament to add richness and variety to building
facades
a) Design with a scale consistent with residential ar-
chitecture in Los Gatos.
b) Awnings are encouraged as auxiliary elements, but
not as the predominant architectural feature.
c) Projecting balconies are encouraged.
2.3.9 Outdoor dining uses are encouraged.
a) Design wall edges and landscaping to be compat-
ible with the building design.
2.3.10 Screen all rooftop mechanical equipment
a) Integrate equipment into roof forms, whenever
possible. If equipment cannot be located in this man-
ner, consider alternatives such as interior mechanical
rooms and undergrounding
Commercial Design Guidelines
20 Public Hearing Draft 01/25/05
Avoid ribbon windows
Outdoor dining uses are encouraged
Town of Los Gatos
C-2 DISTRICT
3
C-2 DISTRICT
The C-2 District is Los Gatos' Central Business District where retail
shops, restaurants, and service businesses combine to create a unique
social and economic focal point for the community. Much of the
Town's unique character is defined by the downtown's commercial
area's uniform scale, massing, types of buildings, and very strong
pedestrian orientation.,.
The District is roughly two blocks wide, stretching along Santa
Cruz Avenue from Highway 9 (Los Gatos/Saratoga Road) on the
north to the Town Limit on the south, and along the frontage of
Main Street east to near Tait Avenue.
There are several distinct areas within the district. The heart of
the area extends along the Santa Cruz Avenue frontage from Royce
Street to Main Street, and is composed of traditional Main Street
type buildings constructed at or near the front property line and
forming a virtually continuous line of interesting shop fronts along
both sides of the street.
Building patterns north of Royce Street on the west side and
Bachman Avenue on the east side are substantially different with
many structures or small complexes of buildings physically sepa-
rated from their neighbors and often set back substantially from
the front property line. Within this Village scale area, the uses along
Highway 9 are much more automobile oriented than those along
Santa Cruz Avenue.
Santa Cruz Avenue south of Main Street has mostly newer
development, greater setbacks from the front property line than the
area to the north, and less of a Main Street style building design
character.
Main Street east to the Town Hall is similar to the Main Street
style area of Santa Cruz Avenue, and has more structures that are
two stories in height.
s:
f¢
INTENT OF THE C-2 DISTRICT
GUIDELINES
• Maintain and enhance the pe-
destrian orientation of the ex-
isting Central Business District
(CBD)
• Maintain retail and visual con-
tinuity
• Maintain a building scale and
character sympathetic to the ex-
isting fabric of the CBD
• Recognize the special scale and
character of unique subareas
within the CBD
• Respect the historic community
roots in the Town core
• Maintain and encourage diver-
sity
• Provide for visual interest and
richness
• Keep signs subdued in recogni-
tion of the strong pedestrian ori-
entation of the street
Commercial Design Guidelines
Public Hearing Draft 01/25/05 21
C-2 District boundaries
Town of Los Gatos
C-2 DISTRICT
3
3.0 C-2 DISTRICT SUBAREAS
Given the diversity of site development and design within the
Los Gatos Central Business District, the design guidelines for the
C-2 District have been divided into subareas as shown on the dia-
gram to the left.
3.1 BASIC DESIGN PRINCIPLES
The following principles have been used as touchstones for the
development of individual commercial design guidelines. In the
event that the specific guidelines do not clearly address a given con-
dition, they should be consulted for general direction. The Basic
Design Principles will be used by the Town staff and Planning Com-
mission/Town Council when evaluating projects in the C-2 Dis-
trict, and when considering the acceptability of unique proposals
that vary from the specific guidelines.
• New construction shall be sensitive to the small scale of
the existing environment of the CBD.
• Architectural character and detailing shall be sensitive to
the historic structures remaining in the CBD.
• Building form and scale shall be appropriate to the unique
CBD subarea in which the project is located.
• Retail and pedestrian continuity shall be maintained along
Santa Cruz Avenue and Main Street.
• Storefronts shall be constructed of high quality materials
that are consistent with those historically used in the Town.
• Diversity of design shall be encouraged with timeless char-
acter sought over trendy architectural styles.
• New construction shall respect the scale, character and de-
tail texture of adjacent and nearby structures. .
• Landscaping appropriate to the village qualities of the dis-
trict shall be incorporated into projects.
Commercial Design Guidelines
22 Public Hearing Draft 01/25/05
C-2 District Subareas
Town of Los Gatos
C-2 DISTRICT
3
DISTRICT C-2A
3.2 SITE DEVELOPMENT (C-2A SUBDISTRICT)
3.2.1 Facades should be setback from public street
property lines no more than five feet
a) The intent of this guideline is to maintain retail
continuity along block fronts in support of a strong
pedestrian and retail environment.
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b) An exception may be considered for restaurants
with outside dining areas. Setbacks for this use shall be
limited to fifteen feet. Design of outdoor dining areas
will be considered on a case by case basis. When adja-
cent to a sidewalk or public right-of-way, a
distinguishing barrier or feature is needed to separate
the dining area from the right-of-way. Plastic furniture
shall not be used.
d) Front setback areas should contain some elements
of landscaping. These may be in-ground plantings,
plants in containers or plants within window boxes
attached to the ground floor facade of the structures.
Commercial Design Guidelines
Public Hearing Draft 01/25/05 23
C-2A District boundaries
c) Paving within the setback areas should be distinc-
tively different from the adjacent public sidewalk (e.g.,
brick pavers.)
Town of Los Gatos
C-2 DISTRICT
3
3.2.2 Open space on the parcel should be placed
away from the front of the parcel
a) Open space, in excess of any front setback, shall
be devoted to functional use or landscaped areas.
h) Open space should be located at the rear of the
parcel or at the sides of the parcel away from the front
facade. This open space will allow for rear dining court-
yards for restaurants, outdoor display areas for busi-
nesses, enhanced entries to courtyards for small retail
and personal service uses with an orientation to the
fronting street.
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3.2.3 Pass-through pedestrian walkways from rear
parking lots may be required at the discretion
of the deciding body
a) Pass-throughs should include landscaping, trellises,
lighting, and other elements that enrich the pedestrian
experience.
b) An exception to the location of open space front-
ing on front sidewalks may be considered for outdoor
dining plazas along the length of pass-throughs.
3.2.4 On-site parking will be allowed only where it
would not abut Town Parking Lot #4, and when
access is from a public way other than North
Santa Cruz Avenue or East Main Street
3.2.5 Primary access to any second floor uses shall
be from a fronting commercial street
Commercial Design Guidelines
24 Public Hearing Draft 01/25/05
Examples of pedestrian pass-through
improvements
Town of Los Gatos
C-2 DISTRICT
3
3.3 BUILDING DESIGN (C-2A SUBDISTRICT)
3.3.1 Maintain a building front module that is
consistent with the remaining block front
streetscape
a) Pilasters and columns along with wall beams and
cornices which are in front of the building wall and
display windows should be used to provide a layering
and hierarchy of structure. Storefront widths should
be similar to those of other adjacent stores. This is of
special importance for buildings ,with street frontages
which are wider than the norm along a street front.
b) In general, pilasters and columns should occur at
intervals of no more than approximately ten (10) feet.
's
3.3.2 Design buildings along North Santa Cruz Avenue
and Main Street to be compatible with traditional
architectural styles
a) Characteristics of traditional Main Street Conterxpo-
rag architecture include the following:
• Shaped parapets or projecting cornices at street
wall tops
• Large display windows framed by high quality
materials
• Projecting columns and pilasters
• Column/pilaster bases and bulkheads below dis-
play windows
• Projecting belt courses and other moldings
• Decorative details
b) Provide architectural details to enhance the visual
interest of facades. Elements that are encouraged in-
clude the following:
• Projecting cornices with
decorative moldings and/
or brackets
• Shaped parapets
• Planter boxes
• Projecting molding
• Insetmedallions
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• Paving -
Desirable storefront components
Commercial Design Guidelines
Public Hearing Draft 01/25/05 25
Contemporary storefront compatible with
traditional design
Town of Los Gatos
C-2 DISTRICT
3
• Bay windows
• Moldings around windows
• Pilaster and column capitals
c) Size and height of all detail elements shall be sym-
pathetic to the major elements of adjacent structures.
3.3.3 Emphasize display windows and storefront
entries
a) Provide interesting storefronts with prominent dis-
play windows.
b) Traditional storefronts with bulkheads below the
windows and glass on both the street front and the
sides of vestibules are desirable. However, larger and
more contemporary display windows are also accept-
able, but should have some solid base at least 12 inches
high between the bottom of the window and the pav-
ing below
c) Use bulkhead materials that are consistent with the
building's materials and traditional to Mainstreet-style
storefronts (e.g., stucco, tile, stone, wood panels.) The
decorative treatment of bulkheads is encouraged (e.g.,
wood moldings over a wood base panel, decorative
tile patterns.)
d) Window box planters below display windows are
encouraged to add color and visual interest.
3.3.4 Maintain transparent storefronts and public right-
of-way walls
a) Maintain a minimum of sixty percent (60%) trans-
parent glazing along primary store frontages up to eight
feet above grade.
b) In the example to the left, A+B+C+D must equal
at least 60% of E.
c) Avoid blank walls over ten (10) feet long on pri-
maiy frontages, and from the first fifty (50) feet from
Santa Cruz Avenue or Main Street. Break up larger
blank walls with pilasters and landscaping.
d) Display window proportions should generally re-
flect traditional storefront windows with proportions
that are horizontal or approximately square. Strongver-
tical window proportions should be avoided.
e) Display window lighting to enhance the CBD night-
time vibrancy is strongly encouraged. Methods may
include shielded or recessed spotlights to highlight dis-
play merchandise or pin lights used to define the out-
line of windows.
Commercial Design Guidelines
26 Public Hearing Draft 01/25/05
Town of Los Gatos
C-2 DISTRICT
3
3.3.5 Provide vestibules at building entries
a) Recess entry doors three to six feet from the front
facade.
b) Pave vestibule floors with tile, brick, stone, or a
similar high quality hard surface to set the vestibule
apart from the sidewalk.
3.3.6 Utilize high quality storefront materials
a) Use wall materials primarily- composed of stone,
brick or stucco for facades. Avoid nontraditional ma-
terials such as wood, shingles, cultured stone, small tiles,
rough finished materials, and metal.
b) `Food window frames are common in this area and
are strongly encouraged.
c) Alternatively, vinyl covered or dark anodized alu-
minum metal storefront window and door frames are
suggested.
d) Anodized aluminum frames are not generally= de-
sired, but may be considered on a case-by-case basis.
e) Entry doors should be selected to compliment the
design of the storefront. High quality entry doors are
encouraged, while standard storefront.doors are dis-
couraged, consistent with the attention paid in the past
to doors in this area of the CBD. Dutch doors should
also be considered to open up businesses to passing
pedestrian traffic, and provide a welcoming small town
feeling to storefronts.
3.3.7 Operable windows and french doors are
encouraged for restaurants and coffee cafes
a) Window types and proportions should be comple-
mentary to the architecture and design of the facade.
b) Two examples of operable restaurant facade win-
dows are shown below and to the right.
Provide vestibule entries
Commercial Design Guidelines
Public Hearing Draft 01/25/05 27
1%tJ,Lc (dill UPef dUle VVIIIUUVV CRd111i.I1C
Restaurant operable window example
Town of Los Gatos
C-2 DISTRICT
3
3.3.8 Install awnings when weather and sun
exposure protection are desired
a) Fabric awnings are the preferred material. Metal
awnings may be used if they are of contemporary de-
sign, are composed of sloping awning faces only, and
are compatible with the building style.
b) Fabric awnings should be installed on painted tu-
bular metal frames. End panels returning to the build-
ing face are optional.
c) Avoid shiny fabrics.
d) Backlit awnings that visually appear as large light
sources will not be permitted.
e) Relate awning placement to the major architec-
tural elements of the facade.
• Avoid covering any transom windows or architec-
tural elements such as belt courses, decorative
trim and similar features
• Use separate awnings over individual storefront
bays defined by the columns or pilasters rather
than placing a continuous awning across the build-
ing frontage
Commercial Design Guidelines
28 Public Hearing Draft 01/25/05
Town of Los Gatos
C-2 DISTRICT
3
HISTORIC PRESERVATION DISTRICTS
The C-2A District contains two designated historic districts es-
tablished by Town ordinance. The standards and guidelines estab-
lished for those districts will continue to apply to structures within
their boundaries. In the event of any inconsistency between the or-
dinances and these design guidelines, the ordinances will control.
The following is provided as a summary of the special guide-
lines for projects within the boundaries of these two districts. Ap-
plicants with properties within the districts should refer to Town
Ordinance 1843 (Los Gatos Historic Commercial District) and Or-
dinance 1920 (University/Edelen Historic District) which include
addresses and designations for structures contained within the dis-
tricts. They are included in this document as Appendices A and B.
Applicants are strongly encouraged to conduct historical re-
search on their properties, and to meet informally with staff prior
to the preparation of detailed drawings for the alteration of exist-
ing structures or the construction of new ones within the historic
districts.
3.4 LOS GATOS HISTORIC COMMERCIAL DISTRICT
The district is listed on the National Register of Historic Places,
and contains Los Gatos' only surviving concentration of reason-
ably intact historic commercial buildings. It includes the Town's
earliest commercial intersection and half of the 19th century com-
mercial center. A wide variety of architectural styles is represented
in the district, including Victorian, Queen Anne, Richardsonian Ro-
manesque, and T\Ession Revival through most of the intervening
modes to Art Deco. All are typical commercial versions of the
styles.
Structures within the historic district have been classified as
Significant, Contributing, or Noncontributing.
Significant Structures are those with special historic value.
Changes to designated structures will be carefully reviewed to en-
sure their historic qualities are preserved and enhanced.
Contributing Structures are those that are supportive of the
historic district by virtue of their individual qualities and overall
support for the character of the historic district. They may have
had changes over time that compromised their historic integrity.
Buildings which contribute to the district should not be demol-
ished except under exceptional circumstances. Their historic appear-
ance should be maintained, and remodelings should either maintain
the existing extent of departure from the documented historic ap-
pearance, or shall make the appearance closer to the documented
one. Remodelings shall not increase the extent of departure from
an appearance which can be documented in historic photos (over
50 years old) or similar records.
C,
Y A,
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(31
Los Gatos Historic Commercial District
Hofstra Block: circa 1875 with later additions
Queen Anne Style
soon
Commercial Design Guidelines
Public Hearing Draft 01/25/05 29
Fretwell Building: 1906
Richardsonian Romanesque Style
Town of Los Gatos
C-2 DISTRICT
3
Non-Contributing Structures are those that have no intrinsic
historic value. Major remodeling of these buildings or their re-
placement with new structures should seek to support the historic
district through designs that complement the scale and character of
the district.
3.4.1 Guidelines
a) Setbacks
Since the historic buildings have no setbacks from the
sidewalks on North Santa Cruz Avenue or West Main
Street, no new setbacks on these streets will be per-
mitted, either of whole structures or of parts of build-
ings, except for entrances.
b) Heights and Proportions
Heights and proportions of additions and alterations
should be compatible with those of the existing struc-
tures. New construction should maintain the existing
scale and character through compatible design and at-
tention to detail while being subservient to the original
building.
c) Building Facades
Protected elements include cladding, transoms, para-
pets, splash panels, display and other windows, en-
trance vestibules if any, historic tile work, and other
detailing.
d) Siding
The historic siding should be maintained on all sides
of the historic buildings, and it should be matched in
repair or rehabilitation or for additions. Preferred ma-
terials for siding on new construction are stucco or
brick, but a single material on all elevations of the
buildings. When cleaning is necessary for brick or other
masonry, the gentlest means possible should be used.
Sandblasting will not be permitted because it acceler-
ates deterioration of the building by allowing water to
intrude.
e) Building Materials
The original materials shall be matched as closely as
possible when rehabilitating a structure. Modern ma-
terials such as plastics or aluminum are generally not
allowed.
fl Roofs
Large roofs should be concealed behind parapets or
wall elements with cornices unless a typical element of
the architectural style.
g) Windows and Doors
Existing historic windows and doors should be re-
tained where possible. If not possible, they should be
Commercial Design Guidelines
30 Public Hearing Draft 01/25/05
First National Bank: 1920
Spanish Revival
Rankin Block 1902
Mission Revival Style
Town of Los Gatos
C-2 DISTRICT
3
replicated in kind. The preferred material for doors
and windows (except the large display windows) is
wood. Plastic materials should not be used in place of
glass. For new construction and additions, windows
should be compatible with their surroundings in pro-
portions, size, type, subdivisions, and materials. Tran-
som windows above display windows should be main-
tained and/or restored. They are encouraged in new
construction.
h) Detailing
Historic detailing such as patterned briclnvork, cor-
nices, ceramic tile, pentroofs, decorative splash panels,
molded or bas relief ornament, columns and pilasters
should be retained or, if necessary, replicated in kind.
New construction may use detailing to create compat-
ible scale.
i) Color
Brick or stone that is currently unpainted shall not be
painted over. Colors should be appropriate to the style
and period of the building. The Town may require the
use of a color consultant, hired by the Town, to re-
view color scheme proposals.
J) Pavement
Historic file work or mosaic in entrance vestibules should
be maintained. Sidewalks should meet Town standards.
k) Street Furniture
Existing electroliers and light standards shall be main-
tained. Any additions or changes to street furniture shall
be compatible with the building style and are subject
to Architecture and Site Application approval.
Example of new building designed to
complement existing adjacent historic structure
The above West Main Street buildings are
outside of the Los Gatos Historic Commercial
District, but represent desirable attributes of
historic preservation.
Commercial Design Guidelines
Public Hearing Draft 01/25/05 31
Historic storeftonts
Town of Los Gatos
C-2 DISTRICT
3
X Ad 0
His
3.5 UNIVERSITY/EDELEN HISTORIC DISTRICT
The district was originally a part of the Mason Tract subdi-
vided in 1880, and later further subdivided prior to the turn of the
century. Victorian is the predominant architectural style, including
informal wood frame cottages and impressive homes, intermixed
with Craftsman/Bungalow style cottages. Also present in smaller
numbers are Colonial Revival.
Contributing structures are both residential and commercial.
Individual architectural distinction is not as important as the neigh-
borhood entity created. The University/Edelen district has easily
identifiable boundaries which adds to its perception as a distinct
neighborhood.
3.5.1 Guidelines
Design guidelines are similar to those for the Historic Com-
mercial District, but many are directed toward the predominance
of residential structures in the district. Applicants should refer to
Appendix B for detailed guidelines.
Art Deco
Commercial Design Guidelines
32 Public Hearing Draft 01/25/05
Town of Los Gatos
C-2 DISTRICT
3
DISTRICT C-213
3.6 SITE DEVELOPMENT (C-213 SUBDISTRICT)
3.6.1 Provide larger setbacks for parcels fronting on
Santa Cruz Avenue and Saratoga/Los Gatos Road
a) Front setbacks should be similar to those of struc-
tures on adjacent parcels, but not less than ten feet
unless those of adjacent structures are less.
b) Front setbacks should be landscaped or treated with
limited special hardscape paving that contrasts with the
adjacent sidewalk.
c) Side setbacks should be provided to set the struc-
tures off from their neighbors unless the building is
part of a continuous storefront within the same parcel.
If no side setback is provided, the building design
should blend with the adjacent buildings to create a
continuous storefront.
d) On-site parking will not be allowed within the Santa
Cruz Avenue front setback.
e) On-site parking maybe allowed along the Los Ga-
tos/Saratoga Road frontage. However, parking must
be separated from the adjacent sidewalk by a low wall
and a minimum of five feet of landscaping on the
street side of the wall.
3.6.2 Provide substantial
site landscaping
a) Where appropriate,
larger tree species should
be provided and grouped
near the front property line
in informal groupings.
b) Parking lots should
have internal trees equal in
number to one for every
six parking spaces.
G-2B District boundaries
qG;
Treat front setbacks with special paving and/or
landscaping
Commercial Design Guidelines
Public Hearing Draft 01/25/05 33
Many of the buildings in the C-2B District have
sloped roofs and distinctly individual forms
Town of Los Gatos
C-2 DISTRICT
3
c) Incorporate substantial landscapingin the building
design using planter pots or boxes attached to the build-
ing, climbing vines in columns or lattices, or similar
devices.
3.6.3 Passageways to retail or personal service uses
in off-street courtyards are encouraged.
3.7 BUILDING DESIGN (C-2B SUBDISTRICT)
3.7.1 Design structures to project a village scale and
character
a) Each building should be designed to reflect its own
individual personality
b) A wide diversity of architectural styles is encour-
aged.
c) Sloped roof forms are encouraged.
d) Larger structures should be broken up into smaller
modules to resemble a collection of small buildings. A
width of twenty-five feet is suggested. This small scale
character should be carried around to any facade vis-
ible from a public way or nearby property.
e) A wider range of building materials will be ac-
ceptable in this subdistrict. Buildings with wood siding
and a mix of materials (e.g., stucco and brick or stone)
are encouraged. However, windows and doors should
be wood, vinyl covered metal, or dark anodized alu-
minum similar to those described in the guidelines for
the C-2A subdistrict.
f) Design structures with a great deal of architectural
detail
Commercial Design Guidelines
34 Public Hearing Draft 01/25/05
design elements to create a Village character
Town of Los Gatos
C-2 DISTRICT
3
3.7.2 Limit building heights
a) One story building heights are encouraged in this
area. Structures taller than one story in height should
have design elements that strongly emphasize the first
floor. Elements might include:
• Awnings
• Planters
• Projecting signs
• Divided light `vindows
• Small scale materials (e.g., brick, board and batten
wood)
b) Upper floors should be separated from the first
floor with projecting molding or other architectural
detail, and incorporate elements that will reduce their
visual scale and bulk. Examples include smaller Nvin-
dows with substantial trim or awnings, small project-
ing balconies, landscaped planters.
c) Any buildings taller than two stories should have
floors above the second floor set back from the walls
below.
Commercial Design Guidelines
Public Hearing Draft 01/25/05 35
Town of Los Gatos
C-2 DISTRICT
3
DISTRICT C-2C
3.8 SITE DEVELOPMENT (C-2C SUBDISTRICT)
3.8.1 Provide setbacks from street property lines to
match those currently existing in the subdistrict
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3.8.2 Locate parking behind structures or
underground
3.9 BUILDING DESIGN (C-2C SUBDISTRICT)
3.9.1 Design structures with an informal character
sympathetic to those in the subdistrict
3.9.2 Utilize sloped roof forms
a) Provide substantial roof overhangs.
b) Limit roof slopes to those similar to the existing
roofs in the area.
Commercial Design Guidelines
36 Public Hearing Draft 01/25/05
C-2C District boundaries
a) Utilize street setbacks for landscaping or outdoor
dining
Town of Los Gatos
LM DISTRICT
4
LM DISTRICT
The LNI District for which these design guidelines are applicable is
located along University Avenue between Andrews Street and Blos-
som Hill Road. It is bordered on the west by the C-1 District along
Santa Cruz Avenue and on the east by a residential neighborhood.
Uses include a wide range of light industrial uses including auto
repair, wholesale, and service commercial uses. Active storage and
outdoor work areas are generally clustered along Industrial Way on
the western edge of the district. Office uses are limited to minor
areas auxiliary to the primary allowed uses.
While several structures are constructed at or near their front
property lines, current codes require a fifteen foot setback from
University Avenue. These setbacks are currently used for landscap-
ing, outside display and parking.
4.1 BASIC DESIGN PRINCIPLES
The following principles have been used as touchstones for the
development of individual commercial design guidelines. In the
event that the specific guidelines do not clearly address a given con-
dition, they should be consulted for general direction. The Basic
Design Principles iU be used by the Town staff and Planning
Commission/Town Council when evaluating projects in the LM
District, and when considering the acceptability of unique propos-
als that vary from the specific guidelines.
• The visual appearance of University Avenue and east-west
streets will be emphasized with more flexibility= allowed
along Industrial Way.
• New development shall be sensitive to its location adjacent
to a residential neighborhood.
• Outdoor work and storage areas will be accommodated
and screened to improve their visual appearance.
• New development should be sympathetic to the small scale
character of the existing structures in the district.
INTENT OF THE LM DISTRICT
GUIDELINES
• Provide flexibility for the reten-
tion of light industrial uses in
the Town
• Minimize negative visible im-
pacts on surrounding residential
neighborhoods
• Improve the visual appearance
of University Avenue and Indus-
trial Way
• Maintain the small scale, low
key character of the district
• Improve the visual appearance
of individual structures
Commercial Design Guidelines
Public Hearing Draft 01/25/05 37
LM District boundaries
Town of Los Gatos
LM DISTRICT
4
4.2 SITE DEVELOPMENT
4.2.1 Provide special treatment for University
Avenue setbacks
a) Substantial landscaping in front setbacks is pre-
ferred. Landscaping with trees and flowers sympathetic
to the adjacent residential neighborhood will assist in
softening the industrial nature of the district, and pro-
vide a pleasant pedestrian environment.
b) Parking within front setbacks may be allowed if
access to parking spaces is from a driveway on the
parcel and not directly from University Avenue. Simi-
lar restrictions will apply to Saratoga/Los Gatos Road
and east-west streets in the district.
d) Front setbacks for parcels that have double front-
age (e.g., University Avenue and Industrial `y/ay) shall
be measured from University Avenue.
4.2.2 Locate parking and outdoor work or storage
areas away from the University Avenue and
Blossom Hill Road frontages
Commercial Design Guidelines
38 Public Hearing Draft 01/25/05
Landscaped setbacks are desired along main
street frontages
c) Limited paving may be allowed within front set-
backs, and shall be treated with special patterns or ma-
terials (e.g., brick, modular paving, brick banding with
exposed aggregate concrete fields) to set the area apart
from the adjacent sidewalk.
Town of Los Gatos
LM DISTRICT
4
4.2.3 Screen parking and outdoor service areas with
quality fencing and walls
a) `Falls may be allowed along University Avenue
and Blossom Hill Road. They should be constructed
of high quality materials with more attention to finish
and detail than other frontages. Split face concrete block
and stucco are two examples of appropriate construc-
tion finish. The addition of climbing flowered vines to
soften the appearance of the walls should be consid-
ered. Keep wall heights as low, as practical (e.g., three
and a half foot high walls as screening for parking lots
that are not used for the extended storage of vehicles.)
b) Wall/fencing may be allowed along Industrial Way,
and may be solid walls or chain link. Chain link, if
used, should be vinyl covered in a black or green color.
Barbed wire will not be permitted. Chain link with wood
slats is discouraged.
c) Open work or parking areas facing east-west street
frontages should be separated from adjacent sidewalks
by a low wall with a planting strip included on the
street side to allow the planting of vines or low land-
scaping
d" rs
s°
d) Parking lots located on University Avenue corners
are strongly discouraged.
4.2.4 Organize and screen trash areas
a) Provide a durable solid enclosure with doors for
all trash and debris boxes.
4.2.5 Minimize the impact of site lighting
a) Select exterior security lighting fixtures that are
shielded and limit visibility from off site locations.
b) Use the minimum amount of wattage and coverage
needed to address specific security concerns.
Commercial Design Guidelines
Public Hearing Draft 01/25/05 39
landscaping and doors
Town of Los Gatos
LM DISTRICT
4
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4.3 BUILDING DESIGN
4.3.1 Utilize simple buildingforms that are sympathetic
to the light industrial nature of the area
a) Use forms and materials consistently on all build-
ing sides.
b) Avoid finished front portions (e.g., stucco) and un-
finished sides (e.g., concrete block) that are visible from
the street.
Shallow lot depths and variable building
heights expose many side wall surfaces
c) Sloped roof forms are desirable for buildings that
are close to the adjacent residential neighborhood.
4.3.2 Respect the small scale character of buildings
in the area
a) Breaking larger buildings into smaller segments
which are similar to adjacent structures is desirable.
b) Simple fabric or metal awnings are encouraged to
add scale and interest to buildings.
4.3.3 Emphasize building pedestrian entries.
4.3.4 Provide attractive lighting
a) Avoid standard security lighting fixtures in fa-
vor of simple fixtures which blend in more with the
building facades.
b) Select fixtures with shields to minimize glare and
light spill onto areas off of the building site.
Examples of othersimple light industrial
buildings
Commercial Design Guidelines
40 Public Hearing Draft 01/25/05
The Campo di Bocce structure is a good
example of a simple industrial building form
Town of Los Gatos
LOS GATOS BOULEVARD
5
LOS GATOS BOULEVARD
Commercial development along Los Gatos Boulevard extends
a length of approximately one mile, and contains a wide variety of
uses including small shopping centers, automobile dealerships, of-
fice buildings, individual retail structures, gas stations, and other com-
mercial service structures. All uses are served by surface parking
lots located in front of or at the side and behind the buildings.
Many buildings are strongly related to the street front while others
are more oriented to the parking lots.
While very wide and accommodating relatively high speed traffic,
Los Gatos Boulevard has a softer appearance than many similar
commercial streets in the Bay Area, largely because landscaping is a
major feature of the Boulevard. Some type of green setback is
common along the full length of the street, but is quite varied in
treatment. A large number of tall evergreen trees provide a special
character to the street. The landscaping and periodic views of the
surrounding hills impart a special sense of place to the street that
speaks to its location in the Town of Los Gatos.
Many of the structures along the street, including the automo-
bile dealerships, are relatively old, and lacking in special architectural
qualities. Newer projects are mixed in terms of their stlrle, scale and
character as it relates to the Town of Los Gatos. Generally, the
Cornerstone shopping center is thought to embody the qualities
that are desirable for the future of the Boulevard. It contains neigh-
borhood shopping uses while maintaining a unique scale and pe-
destrian friendliness that is highly desirable to Town residents. These
are important considerations given the Boulevard's close proximity
to surrounding residential neighborhoods.
In addition to the general commercial design guidelines out-
lined below for Los Gatos Boulevard, special guidelines have been
developed for automobile dealerships in recognition of the unique
nature of their functional uses and the international branding strat-
egies sought by individual manufacturers.
5A COMMERCIAL GUIDELINES
The intent of these design guidelines for the Boulevard is to
allow a great deal of variety and architectural diversity; while en-
couraging a street environment that is unique to the Town of Los
Gatos. Given the small scale character of the Town and the close
adjacency of residential neighborhoods to the Boulevard, large
building users will be expected to design their projects to a smaller
scale than might be their standard practice in other communities. A
great deal of attention will also be expected in the design of land-
scaping and architectural detail to a level comparable to that seen
on commercial buildings along Santa Cruz Avenue and Main Street.
9F6_.,sdatHill End
r_;w3:_ _
INTENT OF THE LOS GATOS
BOULEVARD GUIDELINES
• Provide a degree of visual unity
to the Boulevard
• Accommodate auto oriented
uses while maintaining a high
degree of human scale and ap-
peal
• Maintain a sense of place
unique to the Town of Los Ga-
tos within a broad range of ar-
chitectural diversity
• Create a mix of buildings and
landscaping that seems a part
of the Town's environmental
fabric
• Encourage commercial devel-
opment that is sensitive to ad-
jacent residential neighbor-
hoods
Commercial Design Guidelines
Public Hearing Draft 01/25/05 41
Los Gatos Boulevard boundaries
Town of Los Gatos
LOS GATOS BOULEVARD
5
NORTH FORTY DEVELOPMENT
AREA
These design guidelines do not apply
to the North Forty development area
located north of Lark Avenue and
west of Los Gatos Boulevard.
Special guidelines will be devel-
oped for the North' Forty as part of
a more detailed plan to be prepared
for the entire area.
5A.1 BASIC DESIGN PRINCIPLES
The following principles have been used as touchstones for
the development of individual commercial design guidelines. In
the event that the specific guidelines do not address a given condi-
tion clearly, these principles should be consulted for general direc-
tion. The Basic Design Principles will be used by the Town staff
and Planning Commission/Town Council when evaluating projects
on Los Gatos Boulevard, and when considering the acceptability
of unique proposals that vary from the specific guidelines.
• Projects will maintain a strong landscaped setback along
street edges, and will seek to create visual continuity along
the street front.
• Views to the surrounding hills should be maintained - es-
pecially at signalized intersections.
• Projects shall be designed to meet then: functional needs,
but will be expected to reflect Los Gatos' unique qualities
of small scale, pedestrian friendliness, and attention to ar-
chitectural detail.
• Chain or franchise uses will be expected to adapt their
standard designs to the unique qualities of Los Gatos Bou-
levard and the Town of Los Gatos.
• Substantial landscaping of parking areas and project en-
tries will be expected.
Commercial Design Guidelines
42 Public Hearing Draft 01/25/05
Town of Los Gatos
LOS GATOS BOULEVARD
5
5A.2 SITE DEVELOPMENT
5.A.2.1 Los Gatos Boulevard setbacks should be
substantially landscaped
a) A minimum landscaped setback of 15 feet shall
be maintained from fronting sidewalks. (Note: Cur-
rent honing code requires only a 10 foot setback but larger
setbacks along the Boulevard are cowlvon)
b) The inner edge of front setbacks (i.e., away from
the street edge) should be treated as a positive edge
with one or more of the following:
• Lo-w wall
• Hedge
• Trellis structure
• Buildings
c) Front setback edge treatments should be three
feet in height to screen the view of automobile grilles
in the parking lot from street view
d) Front setback landscaping shall include large spe-
cies trees.
e) Flowering plants are strongly encouraged.
5.A.2.2 Automobile entries to projects and individual
buildings shall be given special treatment
with paving and landscaping
a) Provide special textured and/or colored paving
at pedestrian crossings of project entries.
b) Special accent landscaping should be provided
at entries to include flowering plants.
c) Care should be given in the development of
project site plans to provide substantial focal points
at the terminus of project entries (e.g., major build-
ing entries or architectural forms, groupings of land-
scaping.)
5.A.2.3 All projects shall have a clear and direct walkway
between fronting streets and one or more of
the primary building entries
a) Provide pedestrian amenities (e.g., benches, land-
scaping, special paving) and pedestrian scale lighting.
5.A.2.4 Parking lots should be located behind or to
the side of buildings facing Los Gatos Boulevard,
whenever possible
Provide
Blvd.
along Los Gatos
a) The exception to this guide would be for projects
that would block significant views to the surround- Link street sidewalks to project buildings
Commercial Design Guidelines
Public Hearing Draft 01/25/05 43
Flowering landscaping is encouraged at project
entries
Town of Los Gatos
LOS GATOS BOULEVARD
5
ing hills if designed with buildings close to the Los
Gatos Boulevard frontage. In that event, parking may
be placed between Los Gatos Boulevard and the
buildings so long as the edge of the front setback is
strongly defined and the parking lots are heavily land-
scaped.
5.A.2.5 Parking lots shall be heavily landscaped
a) Break up large parking lots with groupings of
trees and shrubs.
b) Parking lot edges at adjacent streets should be
defined positively with three feet walls and/or box
hedges.
c) Parldrig lot edges at property or setback lines
should include landscape islands with large species
trees and low plants to visually break up long lines
of parked vehicles.
5.A.2.6 Projects located on corner parcels at signalized
intersections should incorporate major design
features on the intersection corner
a) Buildings located at these corner locations are
strongly encouraged. Buildings located on corners
should generally be limited to one story in height,
and special care shall be taken to avoid obstructing
views to the surrounding hills.
b) Other physical improvements such as fountains,
special landscaping or other unique improvements
shall be provided.
c) All corners should have special landscaping in-
corporating flowering plants.
d) Parking lots should be heavily screened.
5.A.2.7 Projects backing up to residential neighborhoods
should be sensitive to their potential impacts
on the residents
a) Locate service and trash collection areas to mini-
mize noise impacts on adjacent residents.
b) Provide attractive solid walls of concrete block
or stucco to separate commercial uses from adjacent
residential parcels.
c) 1\4inimize exterior lighting that might be seen from
adjacent residences. Provide shielding for all exte-
rior lights.
d) Provide landscaping to buffer views from resi-
dential parcels to the commercial structures.
Buffer landscaping at the Cornerstone project
Commercial Design Guidelines
44 Public Hearing. Draft 01/25/05
Building and landscaping at the corner of Los
Gatos Blvd. and Blossom Hill Road softens
corner visually and buffers views to parking lot
Provide we// landscaped parking
Town of Los Gatos
LOS GATOS BOULEVARD
5
5A.3 BUILDING DESIGN
5.A.3.1 Integrate the design of all buildings in larger
projects
a) Large structures should be visually broken up into
smaller components through changes in massing, form
and texture.
c) Pad buildings, including fast food restaurants, should
have forms, colors, and detailing similar to the main
buildings of the complex.
,Now
Fast food restaurant located adjacent to the
street in this example is related to the main
shopping center through the use of building
form, color, and awning design
d) Provide size transitions between larger and smaller
buildings.
e) Provide pedestrian walkways and crosswalks to link
all buildings within a complex together.
LOS GATOS BOULEVARD PROJECT
SCALE AND CHARACTER
The scale and character of Los Ga-
tos Boulevard structures vary over its
length as the street transitions from
larger commercial development near
Lark Avenue to the residential neigh-
borhood fronting on the street at its
south end.
New development should take this
transition into account, and be sensi-
tive to the surrounding physical fab-
ric. Projects south of Shannon Road
should be designed in smaller build-
ing increments, and utilize forms, ma-
terials and details that will be sym-
pathetic and compatible with the
nearby residential neighborhood.
Projects near the southern end of
Los Gatos Boulevard are expected to
be especially sensitive to the historic
quality of houses in the adjacent resi-
dential areas. Parking areas should be
subservient to the buildings, and their
visual impact on the streetscape mini-
mized.
Commercial Design Guidelines
Public Hearing Draft 01/25/05 45
b) Avoid boxy structures with appendages.
Town of Los Gatos
LOS GATOS BOULEVARD
5
5.A.3.2 Design buildings to relate to the unique qualities
of Los Gatos
a) Avoid Theme Architecture that could be seen in
dozens of other communities.
b) Strongly consider the use of sloped roofs to relate
to the adjacent residential neighborhoods. This applies
to gas service stations as well as other commercial struc-
tures.
5.A.3.3 Provide well defined project and building entries
a) Provide a visual focal point for project entry drives.
b) Define major vehicular entries with edge landscap-
ing
Examples of sloped roofs on two existing
projects on Los Gatos Blvd.
Don't do this
Commercial Design Guidelines
46 Public Hearing Draft 01/25/05
Example of a chain restaurant designed with a
unique architectural character
5.A.3.4 Relate architectural focal point elements to
pedestrian scale rather than automobile scale
Town of Los Gatos
LOS GATOS BOULEVARD
5
5.A.3.5 Design all projects with a strong commitment
to human scale
a) Provide pedestrian arcades and/or other one story
architectural elements to reduce the visual height of
tall walls.
b) Integrate landscaping on trellises and lattices into
the design of buildings.
5.A.3.6 Select colors to be compatible with other
projects along the Boulevard
a) Corporate color combinations may be used, but
a change of the shade and intensity of color may be
a requirement of approval.
b) White trim color is Avell represented along Los
Gatos Boulevard. Consider its use to increase the
street's sense of place.
Ell
Commercial Design Guidelines
Public Hearing Draft 01/25/05 47
Arcades and awnings can lower the visual
height of structures and provide a pleasant
pedestrian experience
Town of Los Gatos
LOS GATOS BOULEVARD
5
5B AUTO DEALERSHIP GUIDELINES
Automobile dealerships in Los Gatos, for the most part, are
located in relatively older buildings that fall far short of current
dealership standards for the image branding desired by automobile
manufacturers. In some cases, they consist of a complex of build-
ings constructed over a period of time - often with limited materi-
als or visual relationship to other parts of the dealership complex.
The existing facilities neither project an upscale image to compete
with other Bay Area auto sales centers nor do they have a unique
quality that would mare them beloved as architectural models for
the Town of Los Gatos.
Improvements to existing buildings or the construction of new
facilities is complicated by the internal rules and standards imposed
by individual auto makers. Frequently, a dealership must follow the
corporate prototype standards or risk loss of supporting financing
and future car allotments. These conditions also have the potential
to affect Town finances by a reduction in sales tax revenue. On the
other hand, corporate prototypes vary widely in their character and
suitability to the character of the Town and Los Gatos Boulevard.
Some are very well designed but may have a predominance of
shiny metal wall surfacing, while others may incorporate materials
or elements that might seem foreign to the Town of Los Gatos.
The challenge of these design guidelines `vill be to find a bal-
ance between the dealerships' special business needs and the main-
tenance of the special visual qualities of the Town of Los Gatos.
Commercial Design Guidelines
48 Public Hearing Draft 01/25/05
Town of Los Gatos
LOS GATOS BOULEVARD
5
513.1 BASIC DESIGN PRINCIPLES
• The Town will work with individual auto dealerships to
incorporate manufacturers' design standards and image
branding, but will not automatically accept all of their man-
dates.
• Front setback treatment of Los Gatos Boulevard front-
ages will be expected to be sympathetic to and comple-
ment the other commercial frontages on the street.
• Dealerships will be expected to be sensitive to their poten-
tial impact on surrounding residential neighborhoods. On
the other hand, residents must recognize that they live in
close proximity to a significant commercial business that is
extremely important to the Town from a service and rev-
enue perspectiv e.
• Site development plans may include substantial outdoor
areas for the display of sales vehicles, but will seek to main-
tain the visual continuity of the Los Gatos Boulevard
streetscape.
• Large paved areas for vehicle display and storage will be
offset with increased property edge landscaping.
5B.2 SITE DEVELOPMENT
5.B.2.1 A landscaped setback shall be provided along
all public street frontages
a) The minimum setback along Los Gatos Boule-
vard property line shall be fifteen feet. (Note: Current
.oning code requires only a 70 Ofoot setback but larger setbacks
along the Boulevard are comvion)
b) Landscaping in the Los Gatos Boulevard setback
should include grass or low ground cover along with
large species trees at no more than 30 feet on center.
c) Low, continuous hedges should be provided at
the parking surface edges, except at display pads.
d) The minimum setback along east-west public
streets property line shall be ten feet.
e) Landscaping in the east-west street setbacks
should include hedges or ground cover.
f Flowering plants are encouraged in all street set-
backs.
4
Commercial Design Guidelines
Public Hearing Draft 01/25/05 49
Gatos Blvd. auto dealerships
Town of Los Gatos
LOS GATOS BOULEVARD
5
5.B.2.2 Dealership showrooms should be located
near Los Gatos Boulevard
5.8.2.3 Display pads for new vehicle display may be
constructed in the Los Gatos Boulevard setback
a) A maximum of two display pads will be allowed
per dealership. Pads may be located within the land-
scaped setback.
b) Display pads will be limited to Los Gatos Bou-
levard and Blossom Hill Road frontages.
c) Display pads located at ground level should in-
clude special paving.
d) Display pads maybe elevated above ground level
so long as the top of vehicles on the pads will not
exceed a height of ten feet above sidewalk level.
5.B.2.4 Customer parking should include trees in
parking islands and special paving patterns
5.B.2.5 Exterior sales vehicle display areas will be
treated differently than normal parking lots
a) Exterior sales vehicle display areas will not be
required to include landscaping.
b) Exterior sales vehicle display areas should in-
clude areas of permeable surfacing to reduce sur-
face water runoff. Permeable surfaces could include
grass saales, turf block or other techniques to allow
water to penetrate into the ground rather than flow
to storm sewers.
y~
Special avinis strongly encoura ed in
g
areas accessible to buyers
5.B.2.6 All surface areas not absolutely required for
circulation or vehicle storage shall be
landscaped
5.B.2.7 Functional uses with the potential for noise
and lighting impacts should be located and
designed to be sensitive to nearby residential
properties
5.8.2.8 Access and circulation to customer service
parking and to service areas should be clearly
delineated
5.B.2.9 Site lighting should be mounted on low poles
and be limited to shielded fixtures
Commercial Design Guidelines
50 Public Hearing Draft 01/25/05
will enliven the Los Gatos Blvd. streetscape-
Limited display pads will be allowed in front
setback areas
Town of Los Gatos
LOS GATOS BOULEVARD
5
513.3 BUILDING DESIGN
5.13.3.1 Dealership designs should recognize the
unique qualities of the Los Gatos character
a) The design of rear service areas should be inte-
grated visually with front showroom areas. Techniques
could include:
• Using the same materials
• Using similar building forms
• Linking the two areas with common elements such
as projecting canopies and trim
• Using the same or analogous colors
b) Landscaping should be integrated into building
and site designs as much as possible. Examples in-
clude:
• Landscaped lattices or trellises applied to blank
walls
• Using service doors with a design related to win-
dow treatments for showroom areas
• Trellises added along property edges or linking
parking areas with showrooms
Example of dealership designed to the unique
character of Sonoma, California
- ~ mad
Commercial Design Guidelines
Public Hearing Draft 01/25/05 51
Examples of the visual integration of
showrooms and service areas
Landscaped trellis used to provide visual
interest and pedestrian scale to auto
dealership
Town of Los Gatos
LOS GATOS BOULEVARD
5
5.6.3.2 Special emphasis should be given to
showroom entries
5.6.3.3 Service entries and bays visible from adjacent
streets should be carefully integrated into the
overall design
entry clear
5.6.3.4 Parking provided on building roofs shall be
screened from views from adjacent streets and
residential areas
a) The building top should appear as an integral
part of the building design and not as a parking deck
on top of the building.
5.13.3.5 High quality material should be utilized
a) Wood, metal panels, and high quality stucco
should be used.
b) Plastic and shiny materials should be avoided.
5.13.3.6 Subdued colors should be used with more
intense colors limited to signage
Commercial Design Guidelines
52 Public Hearing Draft 01/25/05
Integrate roof parking with the building
design
Town of Los Gatos
SIGNAGE GUIDELINES
6
SIGNAGE
Signage is a necessary feature to assist residents and visitors in
INTENT OF THE SIGNAGE
locating goods and services within the community, and it is critical
GUIDELINES
to the economic viability of individual businesses as well as to the
• Reinforce the high quality char-
Town as a whole. This importance must be balanced with the goals
acter and image of the Town of
of providing a strong sense of community, and using the design of
Los Gatos
signage to reinforce the special character and ambiance of the Town
of Los Gatos.
• Assist businesses within the
Applicants should refer to Division 3 of the Town of Los
community to inform residents
Gatos Zoning Ordinance which contains relevant definitions and
and visitors of their presence
the basic standards which will be applied to commercial signage.
The guidelines in this chapter supplement the Sign Ordinance, and
• Assist residents and visitors in
are intended to provide more detail in regard to good signage de-
finding businesses and services
sign principles and community expectations. In some cases, these
located within the community
guidelines are more restrictive than the maximums established in
the ordinance.
• Design signage which is appro-
The sign examples shown are drawn from the Town of Los
priate to the special character-
Gatos and other communities. They are for the purpose of illustrat-
istics of the district in which it
ing specific guidelines only, and might not be appropriate for all
is located
locations. Each sign will be reviewed in the context of the pro-
posed project buildings and the surrounding area.
Encourage commercial sig-
nage that communicates more
effectively to potential custom-
ers
6.1 GENERAL GUIDELINES
• Avoid the visual chaos of ex-
6.1.1 Allowed signage types
cessive or inappropriate sig-
Signs will be limited to the following types which are
nage
illustrated below and described on the following pages.
• Wall Signs
• Awning Signs
• Window Signs
• Proj ecting Signs
• Hanging Signs
SIGNAGE PROGRAMS
Projects with multiple tenants will be
• Plaque Signs
required to prepare a Master Signage
• Ground Signs
Program for review and approval.
• Freestanding Signs
The program will establish the spe-
cific location and design for major
project signs (e.g., Ground Signs)
Property owners are encouraged
to upgrade signage to conform to
these design guidelines. However,
when tenants change within a project
with a previously approved Signage
Program, new signs should be fabri-
cated to meet the standards of the
approved program.
Commercial Design Guidelines
Public Hearing Draft 01/25/05 53
Town of Los Gatos
SIGNAGE GUIDELINES
6
t 1wl
Wall Sign
Plaque Sign
Commercial Design Guidelines
54 Public Hearing Draft 01/25/05
Projecting Sign
Awning Sign
Hanging Sign
Freestanding Sign
Town of Los Gatos
SIGNAGE GUIDELINES
6
6.1.2 Prohibited signage types
• Flags (except for the American flag and other re-
lated flags as described in the Town's Zoning Ordi-
nance)
• Lighted signs that flash on and off, fluctuate or ap-
pear to move
• Moving signs that rotate or move in any fashion,
except barber poles
• Attraction Boards and Movable Letter Signs (ex-
cept for churches, cinemas, performing arts facilities
or similar uses that have frequently changing events or
showings)
• A-Frame Signs
• Off-premises Signs
• Electronic Signs
• Projected Light Signs which are flashed or projected
onto -walls or other structures by means of a projector
or other device
Roof-mounted Signs (except where other types of
signage cannot be effectively employed)
• Billboards
• Cloth, paper or fabric signs hung from the building
or placed in windows except for Temporary Signs al-
lowed under the Sign Ordinance
• Any signs not specifically authorized by the Sign
Ordinance
6.1.3 Maximum allowed sign area
One (1) square foot for each linear foot of primary
business frontage plus one (1) square foot for each
lineal foot of secondary business frontage up to fifty
percent (50%) of the amount allowed by the primary
business frontage.
Los Gatos Boulevard Auto Dealerships
Sigzaage quantity will be evaluated under the rninv and ap-
proval of a master signage jcrogram based upon the following
criteria.
• Signage corrrpatibility with the scale and character of Los
Gatos Boulevard
• Signage si,es needed for readability from reasonable viewing
distances
• Limitation of text content to the minimum necessary to
convey ozainership and brand recognition
SIGN AREA
Sign area is the total area of the face
or faces of a sign. Each face is mea-
sured by determining the smallest area
within a single perimeter composed
of not more than eight (8) straight
lines drawn by the applicant enclos-
ing the extreme limits of the face.
For the purposes of measure-
ment, a six-inch margin around all
words and symbols will be included
in the perimeter composed of not
more than eight (8) straight lines.
For more information on what consti-
tutes a sign face, consult Division 3: Signs
of the Tozvn of Los Gatos Zoning Ordi-
nance.
10
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SIGN LOCATIONS
Applicants should choose proposed
sign types as well as their location
and mounting heights to avoid block-
age by street tree foliage, taking into
account the possibility that the trees
may continue to grow and be larger
in the future.
• Colrrpatibility of the signage and supporting structures to the
architecture of the dealership
Commercial Design Guidelines
Public Hearing Draft 01/25/05 55
Town of Los Gatos
SIGNAGE GUIDELINES
6
TYPE STYLE EXAMPLES
Below are examples of typestyles which
would generally be considered acceptable.
All letters are shown at the same point size
which gives an indication of the amount of
relative space that each will require.
Arial
Book Antiqua
Book Antigua Italic
v 6d Seatke
Calisto
Century Schoolbook
ENGRAVERS
Footlight
Garamond
Goudy Old Style
Helvetica
Humanist 521 BT
Lucida Bright
Lucida Sans
911onotype Corsiva
Perpetua
Souvenir Lt BT
Times New Roman
V ner *~xn~ TTG
Zaph Humanist BT
6.1.4 Avoid excessive wording and advertising messages
Signs are most effective when their messages can be
grasped quickly. Too many words or images compete
for attention and reduce the readability of the sign.
6.1.5 Use no more than two letter font types per sign
The primary purpose of a sign is to quickly convey
information to passing pedestrians and motorists. More
than two letter styles make readability more difficult.
A simple logo with an additional type style may be
considered.
6.1.6 Keep the size of letters and graphics in proportion
to overall sign area
Text and graphics are difficult to read if they crowd
the borders of the sign. Smaller letters with space
around them will have more impact than larger letters
with limited space around them.
Generally limit the width and height of lettering and
graphics to 85% of the overall sign width and 65% of
the height of the sign area. Information, such as graphic
logos, maybe closer to borders if a significant amount
of background is provided for the sign as a whole. A
good rule of thumb is to limit the amount of sign
information to no more than 50 to 55% of the overall
sign area.
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ads: or y
"t4'~MOmllfilgn '&"Text ondGrutilef
Baokgrowd Pno W AM
LLnRar"LW `8"to na mom than 55% ataroa'A
6.1.7 Use high quality materials
Appropriate materials include finished wood, metal, and
for projecting banner signs, woven fabric. Plastic sign
materials and signs painted directly onto building sur-
faces will not be allowed.
The sign materials and design should be related to those
of the building on which it is mounted, and all sign
edges must be cleanly finished.
6.1.8 Use simple and symmetrical sign shapes
Geometrical shapes such as rectangles, squares, circles,
ovals and triangles are visually stable shapes which help
focus attention on the sign message. These should be
used in almost all cases. Combinations of geometric
shapes will also generally produce a good sign shape.
Commercial Design Guidelines
56 Public Hearing Draft 01/25/05
Town of Los Gatos
SIGNAGE GUIDELINES
6
6.1.9 Use relatively slender type styles
Slender letter styles are encouraged over fat or block
styles to improve readability; and avoid a cumbersome
appearance. Some examples of readable letter styles
are shown in the side bar on the previous page.
6.2 WALL SIGNS
Wall signs are panels or individual letters mounted
flat against and parallel to a building wall or roof
fascia
6.2.1 Limit sign information
Generally, limit sign information to the business name.
Graphic logos, date of building construction, address,
and other elements may be allowed at the discretion
of the Town.
6.2.2 Place signs within a clean SignableArea
a) The SignableArea should:
• Be relatively flat
• Not contain doors or windows
• Not include projecting molding or trim
• Be in reasonable proportion to the overall facade
TI)e Sigzable area shouldgenerally not exceed 15% of the
building facade
b) If a building does not have a good location for a
wall sign, use other allowed types such as awning, win-
dow, or projecting signs.
c) Sign dimensions and coverage within the Signable
Area should conform to Guideline 6.1.8
SIGN LETTER SIZE
The messages of effective signs need to
be easily read and understood by passing
motorists and pedestrians. A number of
factors including distance from the sign,
speed of travel, letter-to-background con-
trast, and the number and nature of
nearby competing signs contribute to the
"readability" of a sign.
The signage industry generally recognizes
a standard of I inch of letter height for
every 40 feet to 50 feet of viewing dis-
tance. This size factor may be increased
by up to 10% for higher speed streets
where businesses are strongly auto ori-
ented.
Maximum letter heights are included in
these guidelines for each sign type. In
some cases, the maximum letter height
may be too large for the surrounding en-
vironment and existing signs. In other spe-
cial circumstances, the maximum letter
size may not provide adequate business
signage.
For the purpose of evaluating appropri-
ate sign size, the Town will consider the
normal sign viewing distances, the gen-
eral nature of the street (e.g., width and
traffic speed), and the size of other ex-
isting signs in the area,
Commercial Design Guidelines
Public Hearing Draft 01/25/05 57
Signable Area
Town of Los Gatos
SIGNAGE GUIDELINES
6
6.2.3 Use sign materials which project slightly from
the face of the building.
a) Use either individually applied letters to the face
of the wall, or apply sign letters to a board or panel
mounted on the wall face.
b) Do not paint signs directly onto wall surfaces.
6.2.4 Provide sign illumination appropriate to the
district
a) Interior illuminated can sins which include mul-
tiple letters within a single sign enclosure will not be
allowed for any ',Vall Sign.
N11, -IF
w s}yr~'P:i
F~ 1
~,r,ntl~ct~
C~ II'!_" rye
Interior illuminated can signs ,
are not allowed
b) Interior illuminated individual letters may be used
only in the following areas and under the following
conditions:
• District C-1 only in locations not directly visible
from nearby residences
• District C-2B only for signs facing Los Gatos/
Saratoga Road
• District C-2C
• Los Gatos Boulevard
c) Exterior illumination with shielded spot lights
should be used for wall signs in the following areas:
• District C-1 when signs are directly visible from
nearby residences
• District C-2 A
• District C-2 B
• LM District
d) Sign copy and graphics applied to aboard or panel
may consist of any of the following:
• Individual letters and graphics of wood, metal or
similar materials
Sign board/panel ' ' "
example- - - -
Commercial Design Guidelines
58 Public Hearing Draft 01/25/05
Exterior illuminated wall signs are allowed in
all districts
Town of Los Gatos
SIGNAGE GUIDELINES
6
• Individual letters and graphics carved into the sur-
face of a wood panel
• Letters and graphics painted directly onto the sur-
face of the panel
e) Neon wall signs may be allowed, but will be evalu-
ated on a case-by-case basis.
Conceal all sign and sign lighting raceways and
other connections.
6.2.5 Maximum letter height
Sign height and width should be appropriate to the
building on which it is placed and the distance of the
sign from fronting streets. Generally, wall sign letter
heights should not exceed the following:
C-1 District: 12 inches
C-2 District: 12 inches
LM District: 12 inches
Los Gatos Boulevard: 18 inches
Exception: Auto dealership avall signage avill be considered in
the context of the overall Signage Program
6.2.6 Relate sign colors to building colors
Select wall sign colors to blend with the building and
storefront colors. Select from color ranges which are
analogous and complementary to them.
Corporate branding colors will be considered, but `vill
not be automatically approved if they are considered
out of place with the building or the surrounding envi-
ronment. The use of toned down colors in the same
hue family may be required in place of brighter stan-
dard corporate colors.
Commercial Design Guidelines
Public Hearing Draft 01/25/05 59
Green-blue sign color is a
complementary color to the red
tones of the wall shingles
Subdued wall signage for well known
restaurant
Town of Los Gatos
SIGNAGE GUIDELINES
6
6.3 AWNING SIGNS
Awning signs consist of letters and graphics applied
directly to the face or valence of awnings. Awning
signs are often used effectively in combination with
window signs.
6.3.1 Place signs for easy visibility
Apply signs to awning front valences (i.e., the flat ver-
tical surface of awnings) or to sloped awning faces with
a slope of at least 2 to 1.
6.3.2 Limit the signage information on awnings
Since awning signs will often be viewed from passing
vehicles, the amount of information which can be ef-
fectively conveyed is limited. Keeping sign test short
will allow viewers to better comprehend and remem-
ber the message.
a) Generally, limit awning signs to the business
naive, business logo, services or type of business (e.g.,
French Cuisine), and/or the business address number.
b) Limit the size of logos or test placed on aw-
ning sloped faces to a maximum of 15% of the sloped
surface areas.
c) Limit sign width on awning valences to a maxi-
mum of 85% of the awning width. Limit the letter
height to a maximum of 80% of the valence height.
6.3.3 Avoid interior illuminated awnings
Backlit awnings that make the entire awning a large
sign will not be allowed. Signage on the awning's sloped
face may be illuminated by shielded and attractive di-
rectional spot lights.
6.4 WINDOWSIGNS
Window signs are primarily oriented to passing pe-
destrians, and are generally applied to the inside of
display windows.
6.4.1 Limit the amount of signage used
Window signs should be limited to a maximum of 25%
of any individual window, and an aggregate area of no
more than 10% of all ground floor windows on any
building face.
Commercial Design Guidelines
60 Public Hearing Draft 01/25/05
Town of Los Gatos
SIGNAGE GUIDELINES
6
6.4.2 Limit the size of lettering
The maximum height of letters should be 10 inches.
Exceptions may be granted for the leading capital let-
ter of text as shown in the Rockridge Cafe sign shown
to the right.
6.4.3 Consider the use of logos and creative sign type
Graphic logos and images along with special text for-
mats can add personality and interest to window signs.
6.4.4 Use high quality materials and application
methods
Limit window, sign materials to the following:
• Paint or vinyl film applied directly to the inside
face of the window
• Tubular neon suspended behind the window glass
• Wood or metal panels with applied lettering
• Paper signs placed in windows are not allowed.
6.5 PROJECTING SIGNS
Projecting signs are relatively flat, two-sided solid
panels attached to brackets which are mounted on
and perpendicular to the face of buildings and store-
fronts. They often include graphic images in addi-
tion to text, and express the unique personality of
an individual business.
6.5.1 Use high quality materials
Use wood, metal or non-glossy fabrics. Avoid plastics.
Commercial Design Guidelines
Public Hearing Draft 01/25/05 61
Town of Los Gatos
SIGNAGE GUIDELINES
6
6.5.2 Limit the number and size of projecting signs
Use no more than one projecting sign per busi-
ness frontage.
Limit the size of any projecting sign to five square
feet.
Project signs no more than 36 inches from the
building face, and provide at least 6 inches be-
tween the inside edge of the sign and the build-
ing:
naming tam
tgn
mfrnum ~tcarannn
t~ulld~g (acct
6.5.3 Relate the design of projecting signs and supports
to the character of the building
Simple round or square horizontal supports with capped
ends, painted black or white, are generally acceptable.
However, more decorative approaches may be desir-
able when appropriate to the sign and/or architectural
character of the building.
6.5.4 Position projecting signs to complement the
building's architectural details
Locate solid panel signs below the first floor ceiling
line, or no more than 14 feet above the sidewalk, which-
ever is less. Provide at least 9 feet from the bottom of
projecting signs to the ground in pedestrian areas and
14 feet in areas with vehicular traffic.
J.~rCt1J r;14 Pilo
~1;01ij J%u ar J4 fi o,
r
a
Commercial Design Guidelines
62 Public Hearing Draft 01/25/05
Town of Los Gatos
SIGNAGE GUIDELINES
6
6.5.5 Provide sign lighting only with shielded
spotlights
a) Utilize high quality futures such as cylinder spots
or decorative fixtures. Avoid exposed standard spot
and flood light bulbs.
b) Design light supports to complement the design of
the sign and building facade.
6.6 HANGING SIGNS
Hanging signs are relatively flat panels, generally
two-sided, which are similar to projecting signs, but
are smaller and suspended below awnings, bay win-
dows, balconies, and similar projections. They are
intended primarily for business identification to pe-
destrians passing on the sidewalk.
6.6.1 Use high quality materials
Use wood or metal and avoid shiny plastic or fabric.
Finish all exposed edges. Suspend signs with metal
rods, small scale chain, cable, or hooks.
6.6.2 Limit the number and size of hanging signs
Use no more than one hanging sign per business. Limit
the maximum sign size to 3 square feet. Mount signs to
provide a minimum of 9 feet clearance between the
sign and the sidewalk.
6.6.3 Orient hanging signs to pedestrian traffic
Mount signs under awnings, bay windows or other pro-
jections with their orientation perpendicular to the
building face so that they will be visible to pedestrians
passing on the sidewalk. If multiple hanging sums are
placed along a business frontage, they should all be
mounted with their bottom edge the same distance above
the sidewalk, and should be of a similar size and shape.
Commercial Design Guidelines
Public Hearing Draft 01/25/05 63
Town of Los Gatos
SIGNAGE GUIDELINES
6
6.7 PLAQUE SIGNS
Plaque signs are pedestrian-oriented flat panels
mounted to wall surfaces near the entry to a busi-
ness. They include signs that identify a specific busi-
ness, directory signs for multiple businesses, and
menu boxes for restaurants.
6.7.1 Limit the location and size of plaque signs
Locate signs only on wall surfaces adjacent to tenant
entries or entry passageways to off-street courtyards.
Signs identifying a single business should be limited to
an area of 4 square feet. Directory signs for the identi-
fication of multiple second floor or courtyard tenants
may be larger, but no more than 8 square feet in area.
6.7.2 Use plaque signs for the display of restaurant
menus
A restaurant district is enhanced when a variety of
restaurants share the area and customers are able to
walk from one to the next to compare menus and prices.
Attractive menu boxes with lighting assist in this pro-
cess. Menu signs or boxes should not exceed 6 square
feet in area, and should have internal indirect lighting
(e.g, bulbs located in the frame to cast direct light
over the menu surface) or direct lighting using decora-
tive fixtures.
6.8 GROUND SIGNS
Primary Ground Signs are low signs that assist mo-
torists in finding businesses along auto-oriented
streets where businesses are separated from the street
front by parking or large landscaped setbacks. Infor-
mational and Directional Ground Signs are smaller
signs that assist motorists in safely exiting from mov-
ing traffic lanes to on-site uses in projects with mul-
tiple entries.
6.8.1 District Limitations
a) Ground signs are allowed only in the following
areas:
• C-1 District
• LM District
• Los Gatos Boulevard
Commercial Design Guidelines
64 Public Hearing Draft 01/25/05
Town of Los Gatos
SIGNAGE GUIDELINES
6
b) Ground signs may be considered on a case-by-
case basis in the C-2 District, generally for larger or
multi-business projects facing Los Gatos/Saratoga Road,
or proj ects south of Main Street with frontage on Santa
Cruz Avenue.
6.8.2 Limit the information on each sign
a) Ground signs should generally be limited to the
following information:
• Project or primary business identification name
and/or logo
• Address number (strongly encouraged)
b) Multi-tenant ground signs are strongly discouraged.
However, the display of up to three tenants may be
considered for small ground signs so long as the sign
and background color is common throughout, and
the type style and logo colors of each tenant are the
same.
c) The inclusion of services and products offered
should not be included on ground signs.
6.8.3 Locate signs for easy visibility from passing
vehicles
a) Locate signs within 10 feet of the front property
line.
b) Avoid blocking any vehicular or pedestrian sight
lines which might result in safety problems.
Commercial Design Guidelines
Public Hearing Draft 01/25/05 65
Example of corporate signage designed to
address local conditions and design standards
Town of Los Gatos
SIGNAGE GUIDELINES
6
6.8.4 Limit the number, type and size of ground
signs
a) Only one project or tenant identification sign is
alloNved for each development parcel street frontage.
b) The height and sign area per face for Primary
Ground Signs should be appropriate to the District in
which the sign is located.
• C-1 District: Maximum Area: 20 sq. feet
Maximum height:
7
feet
• C-2 District:
Maximum Area:
16
sq. feet
Maximum height:
7
feet *
• LM District:
Maximum Area:
20
sq. feet
Maximum height:
7
feet
• Los Gatos
Blvd.
Maximum Area:
20
sq. feet
Maximum height: 7 feet
* Loiverground sigiz heights than these
Sign Code may imunts aregeuerall
y de-
sirable in these districts
c) Directional Signs are limited to a maximum area
of 6 square feet, and only allowed on arterial streets.
One per entrance or exit will be allowed (see Sign Code
29.10.130.)
6.8.5 Lighting
a) Lighting for ground signs must be by direct spot-
light illumination from fixtures mounted either at the
top of the sign or on the ground below the sign. Fix-
tures must be shielded to avoid direct view of the
bulbs.
6.8.6 Material
a) All ground signs, including price signs for service
stations, shall be constructed of matt finish nonreflective
materials.
Commercial Design Guidelines
66 Public Hearing Draft 01/25/05
Ground sips that are unique to the business
or the architecture of the building, and that
incorporate special landscaping may be
particularly suited to Los Gatos
Town of Los Gatos
SIGNAGE GUIDELINES
6
6.9 FREESTANDING SIGNS
Freestanding Signs are ground-mounted signs that
emphasize business brand identity.
6.9.1 Use Limitations
a) Freestanding signs will be allowed only for auto
dealerships on or near Los Gatos Boulevard.
6.9.2 Size Limitations
a) Maximum Sign Area and Height:
• 125 sq. feet / 25 feet high for first sign
• 75 sq. feet / 20 feet high for any additional
approved freestanding sign
The intent of these guidelines is to maintain a venical
proportion for all Freestanding Signs similar to the ex-
amples shonm on this page. Signs with heights lower
than the maximum allowed should generally be reduced
in area.
6.9.3 Information Limitations
a) Sign information should be limited to the follow-
ing-
• Auto brand name and/or logo
• Special dealer recognition (e.g, GoldAfedal Deal-
ership)
6.9.4 Sign Bases
a) Open sign bases, as shown on the Mercedes Benz
sign to the right, are preferred to minimize the visual
bulk of freestanding signs.
b) Solid bases will be considered if their width and
height are minimized as shown in the Volvo example
to the right and the BIRV example below.
Commercial Design Guidelines
Public Hearing Draft 01/25/05 67
Town of Los Gatos
Commercial Design Guidelines
68 Public Hearing Draft 01/25/05
Town of Los Gatos 1111
APPENDIX A
Historic Commercial District
INSERT
ORDINANCE 1843
LOS GATOS HISTORIC COMMERCIAL DISTRICT
Commercial Design Guidelines
Public Hearing Draft 01/25/05 69
Town of Los Gatos
APPENDIX A
Historic Commercial
District
Commercial Design Guidelines
70 Public Hearing Draft 01/25/05
Town of Los Gatos
APPENDIX B
University/Edelen
Historic District
INSERT
ORDINANCE 1920
UNIVERSITY/EDELEN HISTORIC DISTRICT
Commercial Design Guidelines
Public Hearing Draft 01/25/05 71
Town of Los Gatos
APPENDIX B
University/Edelen
Historic District
Commercial Design Guidelines
72 Public Hearing Draft 01/25/05
Town of Los Gatos
APPENDIX C
Designated
Landmarks
INSERT
DESIGNATED LANDMARKS TEXT AND MAPS
Commercial Design Guidelines
Public Hearing Draft 01/25/05 73
Town of Los Gatos
APPENDIX C
Designated
Landmarks
Commercial Design Guidelines
74 Public Hearing Draft 01/25/05
Planning Commission meeting
February 23, 2005
Chair Micciche introduced item 2, Commercial Design Guidelines and asked if staff had any
comments.
Bud Lortz: the Commission has had an opportunity to review the design guidelines. They've been
out for public review, they've gone through the General Plan Committee and have been
recommended for approval. Staff is here to answer any questions you may have.
Chair Micciche: three of us were involved.
Bud Lortz: I'd like the record to reflect that Commissioner Quintana has left as she was not feeling
well.
Commissioner Talesfore: has the document been reviewed by the Historic Preservation Committee?
Bud Lortz: yes.
Commissioner Talesfore: on%ge 14, the guideline 1.5.1.2, interesting, soft colors are very subjective
words. They mean something different to everyone. Perhaps some examples could be included.
How do you know what tint value or saturation is acceptable. If possible, perhaps a colorist could
comment.
Randy Tsuda: before this goes to the Council, staff can work on clarifying the guideline or include
examples.
Commissioner Talesfore: I'd like to see good examples of awnings, such as those on Los Gatos
Porch (muted tones) and would like to encourage use of retractable awnings. She suggested
increasing the font size in the document to make it more readable. She asked about the side bars
(highlighted areas) on the sides of pages.
Bud Lortz: they usually relate to the intent.
Randy Tsuda: and to the high level information.
Commissioner Talesfore: I'd like to see them made more prominent so nobody misses it.
Commissioner Micciche: It would be pretty difficult to miss.
Commissioner Trevithick: It is a great job, good work.
Commissioner Kane: Great job, good work. Signs that are in slight violation of the guidelines;
would they have to be taken down and changed.
Bud Lortz: No, it is proactive rather than reactive.
Commissioner Kane: Hand painted building signs such as the one on Sweet Peas; is there a
restriction on painted signs.
Burl Lortz : There is not a prohibition on it, but we are careful with them. Each of the zones have
a different sense to them so each of the zones were handled a little bit differently. Wall painted signs
are not expressly prohibited, but they are going to be tough to get. Just to give some credit where
credits due, the General Plan committee worked very hard on this document, as did a number of the
members of our staff, Randy and myself, and Suzanne Davis.
Commissioner O'Donnell: I agree.
Commissioner Micciche: It looks like our recommendation is to forward this to the Town Council
with or without comments.
Bud Lortz: all of the comments will go to the Council with a verbatim transcript.
Commissioner Talesfore: I move that we recommend to the Town Council the Commercial Design
Guidelines, Zoning Ordinance Amendment and Policy on Modification of Use and Policy on Minor
Alterations to Commercial Buildings. Seconded by Commissioner ° q n
Motion passed 6-0 (Commissioner Quintana absent).
Economics Research Associates IVED
MAR 2 3 2005
MEMO TOWN OF Los GATOS
PLANNINC~
To: Bud Lortz, Director of Community Development
Town of Los Gatos
From: Bill Lee
Economics Research Associates
Date: March 22, 2005
Re: Review of Town's Commercial Design Guideline
(Project No. 15982)
Introduction
The Town of Los Gatos retained Economics Research Associates (ERA) to
review the Public Hearing Draft of the town's Commercial Design Guidelines,
published on January 25, 2005, from the perspective of impact on the viability of
retail sales or the leasing of retail space. The community's objective is to enhance
commercial area vitality, create a high quality of life for residents, and promote a
unique character that attracts businesses to locate in town.
Short Term Impact
After a detailed review, ERA found the Commercial Design Guidelines to be a
well thought-out document that will serve to enhance the town's economic
development and quality of life objectives in the long run. In the short run, the
guidelines will cause commercial investment in Los Gatos to be more expensive.
The key expense items will be:
• The cost of more design input from architects and/or landscape architects.
0 The cost of higher quality materials.
• The cost (or lower revenue) of building setbacks and height or bulk limits.
• The cost of additional landscaping, screening or other design features.
ATTACH1t= 5
388 Market Street Suite 1580 San Francisco, CA 94111
41 5.956.81 52 FAX 415.956.5274 wvow.econres.cem ERA is affiliated ,Kith Drivers Jona.
The greater expense will tend to slow investment because some projects, that
would have been built, will fall below the return threshold required by developers
or financiers. However, those are the projects that likely would not have satisfied
all of the town's objectives and would have eroded the town's uniqueness over
time.
Longer Term Impact
Over the longer term (10 to 20 years), the Commercial Design Guidelines will
serve the Town of Los Gatos well by achieving the following:
• Perpetuate the small town and pedestrian character of Los Gatos.
• Insure that new commercial and renovation projects will be well designed
and use quality materials.
• Allow for a variety of architectural styles to heighten visual interest.
• Enhances the uniqueness of Los Gatos.
The above characteristics will cause residents of nearby communities to patronize
Los Gatos commercial areas more frequently and allow the same commercial
areas to attract patrons from greater distances. The additional patronage will
translate into higher sales volumes. The higher sales volumes will mean that the
Town collects more sates tax revenue and local shops and restaurants can support
higher rents. The higher rents are then capitalized into higher values for property
owners. The success of the commercial districts will allow Los Gatos to attract
the more specialized shops or restaurants that may not have otherwise considered
coming to town. The greater variety and concentration of commercial
establishments in turn attracts more patrons.
ERA is very confident that implementation of the Commercial Desk Guidelines
will cause the commercial districts of Los Gatos to experience greater sales
volume, higher rents, higher property values and have a larger variety of
establishments. While there may be some cost at the front end in terms of slower
pace of investment, the benefits will compound over time.
Concerns with Actual Implementation
While ERA views the guidelines to be an outstanding long-term community
development tool, their effectiveness will depend upon the consistency and
predictability of application. In some communities, individuals opposed to any
type of growth will use design guidelines to slow the pace of development rather
than to secure better designed projects.
2
'RECEIVED
To: Susanne Davis, Associate Planner
Town of Los Gatos
APR 1 3 2005
Leonard Pacheco
50 Hernandez Avenue
Los Gatos, C A 95030
TOWN OF LOS GATOS 13 April 2005
PLANNING DIVISION
Dear Susanne,
Thank you for the opportunity to review and comment on the "Public Hearing Draft of the Commercial
Design Guidelines".
I offer my comments as a design professional who is deeply interested in preserving our Town character
while encouraging design excellence for both new and remodeled structures.
I recommend those involved with the Guidelines, read "A Pattern Language-Towns, Buildings,
Construction", a book that explores in detail why buildings and spaces work, while others do not.
In general, add photo captions where a building is located in Town. e.g., pg.5, add East Main Street.
Page 6. 1.4, add high quality materials and craftsmanship.
Page 9. 421 N. Santa Cruz Ave. is mentioned twice. Clarify
Page 10. Mention solar.
Page 13. Hiding and integrating solar panels could be combined.
Page 15. Soft landscaping may not be possible if there is no setback Use container planting.
SIGNAGE
Page 55.6.1.2, add poor quality metal box, plastic-faced signs with cut-out flat plastic letters applied
to building elevations.
6.1.5, There are times when 3 or more typestyles are appropriate. e.g., on a shopping center sign
that lists multiple tenants, or if a tenant logo has 2 styles, and another for the name of the
store, etc.
6.2.4, Encourage 3-D lettered signs that are back lighted, or spot lighted as with Old Town
signage.
There should be something specific about "Awnings", particularly in the Historic Downtown, e.g. The
use of awnings as architecture is probibited in the Downtown Business District. Awnings should be
operable (see 32 N. Santa Cruz Ave.-The Maid's Quarters and Traditions), should ripple in a strong
breeze to lend animation to the streetscape, should be light in color to allow filtered light to pass
through, thereby casting soft shadows. Rigid, fixed awnings give a rigid, fixed character to the
streetscape and are discouraged. There could be a mix of types depending on the building design.
Not covered are: Appripriate color palettes, the use of "green alleyways" between buildings when
possible, small landscaped public activity or rest areas, bus stops, or newspaper racks. Why not?
I will be havbv t(
in greater detail should you feel it necessary.
ATTACHMENT 6
pow N o~
TOWN OF LOS GATOS
PLANNING COMMISSION MEETING
VERBATIM MINUTES
t
os oGAos
TOWN COUNCIL CHAMBERS
110 E. MAIN STREET
WEDNESDAY, MARCH 23, 2005 7:00 P.M.
ROLL CALL:
Present: Phil Micciche, Chair; Michael Burke, Vice Chair; D. Michael Kane, Thomas
O'Donnell, Joanne Talesfore and Morris Trevithick
Absent: Commissioner Quintana
Others: Community Development Director Bud Lortz and Assistant Community
Development Director Randy Tsuda
NEW PUBLIC HEARINGS
(Time: 10:45p.m.)
ITEM 2 Commercial Design Guidelines
Consider the following specific draft documents regarding commercial
development in Los Gatos:
1. Commercial Design Guidelines
2. Policy on Minor Alterations to Commercial Buildings
3. Zoning Code Amendment A-05-01
4. Resolution on Modification of Use
Consider adoption of the draft Commercial Design Guidelines and a Town
Code amendment regarding conditional use modification. It has been
determined that this project could not have a significant impact on the
environment, therefore, the project is not subject to the California
Environmental Quality Act (Section 15061 (b)(3)).
APPLICANT: Town of Los Gatos
PUBLIC TESTIMONY: None
Chair Micciche: Please note for the record that Commissioner Quintana has left the meeting
due to illness.
Chair Micciche: Commissioners...any comments?
Commissioner
Talesfore: Can I ask, did this go before the Historic Committee?
ATTACHMENT 7
Planning Commission Meeting of March 23, 2005
Page 2
Bud Lortz: Yes, they did.
Commissioner
Talesfore: Did they see a draft of this as well?
Bud Lortz: Yes.
Commissioner
Talesfore: There's a lot of meat in this document.
Chair Micciche: Please get to the point ...it is getting late.
Commissioner
Talesfore: On Page 14 - Utilize colors that are appropriate to the use and the
surroundings in the area. Love that we have something in here about color,
but, I question at the very bottom of the page what are interesting, soft colors?
The only reason I'm questioning this is, and I know what you were trying to
do, this is very subjective wording and they mean something different to
everybody. Suggestion would be to work with a colorist to put examples of
that in here and how do you know what tint or value saturation of a color is? I
don't know the exact words to use, but this could get us into trouble at some
point.
Randy Tsuda: Before this goes to Council, we can work on either clarifying that language or
providing some examples.
Commissioner
Talesfore: Another question ...and I know Bud knows my feelings on awnings. Awnings
on buildings in muted tones and retractable awnings which is what could give
us some charm and character in the Town. Not the stiff, fabric-covered metal
pole awnings ...the canvas architecture style. Organization of the
document ...can the type on the print be booted up? What is the pink section?
How would you characterize that section is the the most important section
on those pages?
Randy Tsuda: What page ...for example..."
Commissioner
Talesfore: It's what's on the sides of all the pages.
Bud Lortz: It is intended to delineate the C-1 district boundaries.
Commissioner
Talesfore: Are these highlighted sections to draw our attention there because that is the
important part they need to know or....?
Planning Commission Meeting of March 23, 2005
Page 3
Bud. Lortz: They usually relate to the intent.
Randy Tsuda: And high level information.
Commissioner
Talesfore: Can this information be made more prominent or...so that nobody misses it.
Chair Micciche: Any other comments?
Commissioner
Trevithick: Great job, good work.
Commissioner
Kane: Great job, good work, great Bud! However, if a sign were in violation of this
"letter of the law" would that sign have to be taken down and changed?
Bud Lortz: No-proactive rather than reactive.
Commissioner
Kane: What about the hand painted sign on SweetPeas...would that have to be
washed off?
Bud Lortz: No.
Commissioner
Kane: What about all hand painted signs?
Chair Micciche: We have a sign ordinance to cover it.
Bud Lortz: Not necessarily a prohibition on it but we are very careful about it so each of
the zones has a different sense about them. So each zone is handled
differently so wall painted signs are not expressly prohibited, but they will be
tough.
Bud Lortz: To give credit where credit is due, the General Plan Committee worked very
hard on this document as did a number of members of staff, including Randy
and myself.
Commissioner
O'Donnell: Great (remainder inaudible...)
Chair Micciche: It appears like our action is to recommend it to the Town Council with any
comments we have.
Planning Commission Meeting of March 23, 2005
Page 4
Bud Lortz: A "verbatim transcript" will be provided to Town Council including
comments. Need a motion.
Chair Micciche: Can we have a motion?
MOTION: Motion by Commissioner Talesfore recommending that Commercial Design
Guidelines including all four items with any comments made by Planning
Commissioner be forwarded to Town Council. Second by Commissioner
Kane.
Motion carried 6-0-1 with Commission Quintana absent for the item.
ADJOURNMENT
Chair Micciche adjourned the meeting at approximately 11:00 P.M.
Transcribed by:
Marilyn D. Cosden, Administrative Secretary
Community Development Department
Town of Los Gatos
N:\DEV\ADMINSEC\PCACTIONMIN\3-23-05vbPC.wpd
Date: March 16, 2005
For Agenda Of. March 23, 2005
Agenda Item: 2
REPORT TO:
FROM:
SUBJECT:
ACTION
ENVIRONMENTAL
ASSESSMENT:
EXHIBITS:
The Plaiming Commission
Director of Comununity Development
Consider the following specific draft documents regarding connunercial
development in Los Gatos:
1. Commercial Design Guidelines
2. Policy on Minor Alterations to Commercial Buildings
3. Zoning Code Amendment A-05-01
4. Policy on Modification of Use
Consider adoption of draft Commercial Design Guidelines and a Town
Code amendment regarding conditional use modification. It has been
determined that this project could not have a significant impact on the
environment, therefore, the project is not subject to the California
Environmental Quality Act (Section 15061 (b)(3)).
APPLICANT: Town of Los Gatos
Recommendation to Town Council
An Environmental Impact Report (EIR) was prepared for the 2000 General
Plan update pursuant tp the State Environmental Guidelines as adopted by
the Town. The Commercial Design Guidelines is an implementation of the
General Plan and no additional analysis is needed as the document is
simply establishing review criteria. Commercial projects will be evaluated
for CEQA compliance and against the Commercial Design Guidelines at
the time individual applications are filed.
It has been determined that the Zoning Code Amendment could not have
a significant impact on the enviromnent, therefore, it is not subject to the
California Environmental Qaulity Act Section 15061(b)(3).
A. Draft Commercial Design Guidelines
B. Draft Council Resolution for adoption of the Commercial Design
Guidelines (two pages)
C. Draft Council policy on Minor Commercial Projects (two pages)
D. Draft Zoning Ordinance Amendment
E. Draft Council Resolution on Modification of Use (two pages)
F. General Plan Committee Minutes of January 12, 2005 (three pages)
G. General Plan Committee Minutes of January 26, 2005 (two pages)
H. General Plan Committee Minutes of March 9, 2005 (one page)
I. Comments from Commissioner Trevithick (one page), received
March 9, 2005
ATTACffiENT $
The Plamling Commission - Page 2
Commercial Design Guidelines
March 9, 2005
RECOMMENDATION
SUMMARY: Forward the following to the Town Council with a recommendation for
adoption:
1. Commercial Design Guidelines
2. Council Policy on Minor Alterations to Commercial Buildings
3. Zoning Ordinance Amendment
4. Policy on Modification of Use
A. BACKGROUND:
The preparation of the draft Commercial Design Cntidelines began in September 2003. Staff and the
Consulting Architect met with the General Plan Committee (GPC) one to two times a month to
develop the draft document that was released for public review on January 31, 2005. The General
Plan Committee is comprised of two Council members, three Plamring Commissioners, one
Community Services Commission member, a business representative and two public representatives.
Iii addition to the GPC meetings, special meetings were held with auto dealers and the Historic
Preservation Committee to receive input on relative sections of the draft document. The draft
document includes sections specific to historic districts and buildings and auto dealerships.
Copies of the draft document were sent to surrounding cities and Santa Clara County, the Chamber
of Commerce, auto dealers, interested business and commercial property owners, and local design
professionals who work on commercial projects. In addition, it was posted on the Town's web-site
and copies were placed at the Community Development and Town Clerk public counters and the
Town library. The public review period ended on February 28, 2005 and no written comments were
received. Staffhas received a positive response from numerous design professionals. Commissioner
Trevithick has submitted suggested language changes for the introduction on page 5 of the document
(see Exhibit I). If the Commission is in agreement, the revised language can be included in the
recommendation to the Town Council.
B. REMARKS:
Commercial Design Guidelines
The preparation of the Commercial Design Guidelines (CDG's) represents an update and
consolidation of a number of existing documents that regulate the design aspects of commercail
development. The draft CDG's has incorporated criteria from the,following commercial design
guidelines and standards presented in the following documents:
Central Business District Streetscape and Improvement Guidelines
Commercial Design Guidelines for the Central Business District
Development standards for the C-2 Zone
The Planning Commission - Page 3
Commercial Design Guidelines
March 9, 2005
Design Standards for the Rear of Commercial Buildings Located Adjacent to Lot #4 Elm
Street to Grays Lane
Los Gatos Boulevard Design Standards
Los Gatos Boulevard Plan
Upon adoption of the CDG's all of these docurnents will be rescinded with the exception of the
Central Business District Streetscape and Iinprovement Guidelines and the Los Gatos Boulevard
Plan.
Doclunent Organization
The draft CDG's includes provisions for building and site design, landscaping and signs. In addition,
guidelines for historic buildings have been included to augment the historic district ordinances for
the University-Edelen and Downtown Commercial Historic Districts. The historic district
ordinances will be attached as appendices.
The document is organized with common design guidelines applicable to all commercial areas
covered in the first section, followed by a breakdown of areas inclusive of the C-1, C-2, LM and Los
Gatos Boulevard districts. The C-2 district has been divided into sub-districts due to unique and
differing architectural styles and building placement .in difference parts of the greater downtown.
Historic preservation is covered within the C-2 district. Special guidelines have been developed for
auto dealerships recognizing them as a unique use needing different criteria than other commercial
areas. The final section covers signs.
Applicability
The CDG's will be applicable all commercial areas in Town including the C-1, C-2, 0 and LM
zones. The guidelines do not cover the CM (controlled manufacturing) industrial zone or the North
40 area that will ultimately be covered by a specific plan. The effective date of the guidelines will
be upon adoption of the document by the Town Council.
General Plan
The creation of the Commmercial Design Guidelines are supported by the following General Plan
Goals, Policies and Iinplementing Strategies:
CD.G.1.1 To preserve and protect the Town's character through exceptional cormnunity design.
CD.P.1.2 Promote, enhance and protect the functionality and appearance of the Town's
commercial areas.
CD.I.1.1 Design Review: Design standards shall be considered for every project. These
standards shall be periodically reviewed and updated.
CD.G.4.1 To preserve the character of downtown Los Gatos...
The P1amling Commission - Page 4
Commercial Design Guidelines
March 9, 2005
CD.P.4.4 Strengthen architectural design controls related to the rehabilitation ofbuildings within
the Town's CBD.
CD.P.4.6 Preserve historically, architecturally or socially significant buildings.
CD.P.4.7 Downtown signs and graphics shall maintain the Town's small-scale appearance.
CD14.3 The exterior building materials in the CBD should be consistent with those used in
existing, tastefiilly executed buildings in near proximity.
L.P.1.1 Development shall be of high quality design and constriction, a positive addition to
and compatible with the Town's ambiance. Development shall enhance the character
and Lmique identity of existing commercial and/or residential neighborhoods.
L.G.7.2 To provide clear direction to potential developers.
2. Minor Alterations to Commercial Buildings
In conjunction with the development of the CDG's, staff developed a draft Council policy that
defines minor commercial proj ects. The Town's Development Review Committee (DRC) currently
has approval authority for minor commercial projects. However, there is no definition of what
constitutes "minor" so a policy was drafted to assist in the administration of the Zoning Ordinance
(see Exhibit C). The policy includes examples of minor commercial projects that maybe approved
by the DRC after holding a public hearing and considering public input. The DRC and Director of
Community Development have the discretion to forward any application to the Planning
Commission as appropriate based on public input and/or design consdierations. The General Plan
Committee (GPC) reviewed the draft policy on January 12 and 26, 2005. The Committee
recommended that the draft policy be adopted as finalized at its January 26, 2005 meeting (see GPC
minutes, Exhibit G).
3. Zoning Ordinance Amendment
A Zoning Ordinance amendment is proposed to address modifications of use relative to commercial
addition/remodel projects for commercial uses that are regulated by a conditional use permit (CUP)
(see Exhibit D). Staff has also drafted an accompanying resolution that includes more detail on
projects that can be approved without requiring a modification to the CUP (see Exhibit E). This is
particularly important for businesses that want to do a small expansion and/or remodel project and
do not result in an intensification of use. Business owners are encouraged to make building and site
improvements and an expedited approval process would provide an incentive for this to occur.
Approval of projects that are not considered an intensification of use could be reviewed and
approved by the DRC. The Director of Community Development or the DRC have the discretion
to refer a minor project to the Planning Commission.
The Planning Commission - Page 5
Commercial Design Guidelines
March 9, 2005
The General Plan Committee reviewed the Zoning Ordinance amendment and accompanying
resolution, and recommended approval of both items (see GPC minutes, Exhibits G and H).
Review of Doclunent by Retail Economist
The CDG's is currently being reviewed by an retail economist to determine if any provisions of the
document appear to have a high probability of creating a significant negative economic impact to
businesses or commercial property owners in the Town. This step is in progress and will be
completed prior to the draft document being considered by the Town Council.
C. RECOMMENDATION:
The General Plan Committee reconunends that the Planning Commission forward the following to
the Town Council for adoption:
1. Commercial Design Guidelines (Exhibit A) with revised introduction (Exhibit H);
2. Policy on Minor Alterations to Commercial Buildings (Exhibit C);
3. Zoning Code Amendment A-05-01 (Exhibit D);
4. Resolution on Modification of Use (Exhibit E).
A draft Council Resolution for adoption of the CDG's has been included for the Commission's
information (see Exhibit B).
Bud N. Lortz, Director of Community D velopment
Prepared by: Suzanne Davis, Associate Planner
BNL: SD
N:\DEV\SUZANNE\PC\REPORTS\AdvancedPfanning\CommercialDesign.wpd
Commercial
Design Guidelines
Town of Los Gatos
January 25, 2005
N'
Public Hearing Draft
Community Development Department
110 East Main Street
P.O. Box 949
Los Gatos, CA 95031
(408) 354-6872
(408) 354-7593 fax
tv-'Vxw to sgatosca.gov
E%HIBIT A
RESOLUTION 2005 -
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
ADOPTING COMMERCIAL DESIGN GUIDELINES
WHEREAS, the Town of Los Gatos desires to update its commercial development standards
and guidelines, and
WHEREAS, the draft Commercial Design Guidelines represents a consolidation of five
existing documents that govern commercial development and updates design criteria; and
WHEREAS, the Advanced Planning Work Plan includes the adoption of new commercial
design guidelines; and
WHEREAS, adoption of the Commercial Design Guidelines will help provide clear
direction to developers and business owners processing development applications (General Plan
Goal L.G.7.2 and Implementing Strategy L.I.7.4); and
WHEREAS, adoption of the Commercial Design Guidelines will ensure high quality
development in all commercial areas of the Town; and
WHEREAS, numerous General'Plan goals, policies and implementing strategies support
creation of this document; and
WHEREAS, The General Plan Committee recommends that the Draft Commercial Design
Guidelines be adopted; and
WHEREAS, the Planning Commission has held a public hearing and forwarded a
recommendation for adoption of the same document;
THEREFORE BE IT RESOLVED: the Town Council of the TOWN OF LOS GATOS
does hereby rescind Resolutions 1987-68 and 1997-136.
EXHIBIT :B
FURTHER RESOLVED, the Town Council does hereby rescind any statements related to
the Los Gatos Boulevard Design Standards contained in Resolution 1997-136.
FURTHER RESOLVED, the Town Council does hereby rescind any statements related to
the Coinrnercial Design Guidelines for the Central Business District contained in Resolution 1992-
189.
FURTHER RESOLVED, the Town Council adopts the Commercial Design Guidelines,
attached hereto as Exhibit A. These guidelines shall be used to review development applications in
conjunction with the goals and policies set forth in the Los Gatos Boulevard Plan adopted by
Resolution 1997-136. In the event of a conflict, the more restrictive standard shall apply.
FURTHERRESOLVED, the CommercialDesign Guidelines shall applyto all development
applications that have not been approved prior to adoption of the document.
PASSED AND ADOPTED at a regular meeting of the Town Council held on the 18'h day
of April, 2005, by the following vote:
COUNCIL MEMBERS:
AYES :
NAYS :
ABSENT:
ABSTAIN:
SIGNED :
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
2
TOWN COUNCIL POLICY
TOWN OF LOS GATOS
Subj ect: Minor Alterations to Commercial Buildings
Enabling Action:
2005-
Page 1 of 2
Approved:
Mike Wasserman, Mayor
PURPOSE:
Effective
Date:
Section 29.20.745(8) of the Zoning Ordinance states that the Development Review Committee
(DRC) shall "determine and issue zoning approval for minor exterior alterations to commercial
buildings". The purpose of this policy is to define "minor exterior alterations" to commercial
buildings that may be approved by the DRC as set forth in Section 29.20.745(8) of the Zoning
Ordinance. To assist in the redevelopment of commercial buildings, the Town has created a
streamlined review process for minor commercial improvement projects that comply with the
Commercial Design Guidelines.
The following shall be used by staff when reviewing plans for minor exterior alterations to
commercial buildings to determine ifproposed proj ects can take advantage ofthe streamlined review
process.
EXAMPLES OF MINOR ARCHITECTURAL IMPROVEMENTS:
The following are examples of minor architectural improvements that may be decided by the
Development Review Committee (DRC) after considering public input at a duly noticed public
hearing:
1. Replacing or changing out windows
2. Replacing or adding awnings
3. Changes to or addition of arcades
4. Replacement of or changes to exterior materials
5. Small scale additions (may not result in an increase of more than four peak hour trips)
N:\DEVISUZANNE\CouncilVolicies\MinorComm-final.wd
:REVISED - January 27, 2005
EXHIBIT C
Town Council Policy
Minor Alterations to Commercial Buildings
Page 2 of 2
DEFINITION:
For projects that include small scale additions, a minor commercial project is one which is in frill
compliance with the Town's Commercial Design Guidelines and Town Code and does not result in
an intensification of use as described in Section 29.30.200 of the Zoning Ordinance or more than a
minor increase in traffic as described in the Town's Traffic Impact Policy.
The Director of Community Development or the Development Review Committee may refer any
minor commercial project to the Planning Commission if it is not in compliance with the
Commercial Design Guidelines, there are impacts to surrounding properties that cannot be resolved
by the DRC, or as otherwise deemed appropriate.
N:\DEV\SUZANNE\Council\Policics\MinorComm-final.wpd REVISED - January 27, 2005
ORDINANCE 2005 -
AN ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING TOWN CODE SECTION 29.20.200
(CONDITIONAL USE MODIFICATION).
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS
FOLLOWS:
SECTION I
Town Code Chapter 29.20.200 shall be amended as follows:
Sec. 29.20.200. Conditional use modification.
A use authorized by conditional use permit shall not be modified unless a modification to the
permit is approved. The following changes in use are modifications:
(1) Intensification of use. Changes of use that will result in an increase of five (5) or more
peak hour trips.
(2) Commencement of new activities that could have a material adverse impact on the
surrounding area.
(3) Any change that is a substantial depart-Lire from plans which were the basis of the
conditional use permit approval.
SECTION II
This ordinance was introduced at a regular meeting of the Town Council of the Town of Los
Gatos and adopted by the following vote as an ordinance of the Town of Los Gatos at a regular
meeting of the Town Council of the Town of Los Gatos on , 2005. This ordinance
takes effect 30 days after it is adopted.
EXHIBIT D
COUNCIL MEMBERS:
AYES:
NAYS :
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
NADEV\ORDS\CUPmod-CDGs.wpd
RESOLUTION 2005 -
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
ADOPTING GUIDELINES FOR MODIFICATION OF USE
This resolution establishes the criteria that will be used to evaluate a modification of use
pursuant to Zoning Ordinance Section 29.20.200.
RESOLVED:
A conditional use permit (CUP) is intended to allow the establishment of those uses that have unique
characteristics or special form such that their effect on the surrounding environment must be
evaluated for a particular location. The CUP process allows for review of the location, design,
configuration of improvements and potential impact on the surrounding area. Once a CUP has been
granted it runs with the land. Modifications to a property with a valid CUP maybe considered when
an application has been filed for Architecture & Site approval or a building permit has been
requested, providing there is no material adverse impact or substantial departure from the plans that
were the basis for the CUP.
1. The following are examples of changes that would be considered a material adverse impact
on the surrounding area:
a. Requirement for environmental review under the California Environmental Quality
Act (CEQA)
b. Conflicts with General Plan goals and/or policies
c. An increase in outdoor noise levels that would exceed the limits set by the Town's
Noise Ordinance
d. Non-compliance with the Commercial Design Guidelines
e. Changes to the operational aspects of the business that conflict with Planning
Commission or Council conditions of approval (example, increasing hours of
operation)
f. Inconsistency with all applicable provisions of the Zoning Ordinance and the spirit
and intent of the original approval
2. Examples of changes that are a substantial departure from plans that were the basis of the
conditional use permit approval are those that result in any of the following:
a. Conflicts with operational conditions of approval
b. Adds land area to the property for which the use permit was granted
c. Results in a parking or traffic impact to other properties in the area
d. Conflicts with applicable provisions of the Town Code
C. Conflicts with General Plan Goals and/or Policies
f. Results in a change relative to service of alcoholic beverages
EXHIBIT E
PASSED AND ADOPTED at a regular meeting of the Town Council held on the 18' day of April,
2005, by the following vote:
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
N:\DEV\SUZANNE\Co=ercialDesign\Reso-UseMod.wpd
TOWN OF LOS GATOS
I10 East Main Street, Los Gatos, CA 95030 (408) 354-6872
SUMMARY MINUTES OF A SPECIAL MEETING OF THE GENERAL PLAN COMMITTEE
OF THE TOWN OF LOS GATOS, JANUARY 12, 2005 HELD IN THE TOWN COUNCIL
CHAMBERS, CIVIC CENTER, 110 EAST MAID STREET, LOS GATOS, CALIFORNIA.
The meeting was called to order at 5:30 pm by Vice-Chair Mark Sgarlato.
ATTENDANCE
Members present: Mike Burke, Steve Glickman, Diane McNutt, Phil Micciche, Torn O'Donnell,
Jane Ogle, Mark Sgarlato, Barry Waitte
Members absent: Josh Bacigalupi
Staffpresent: Bud Lortz, Director of Community Development; Randy Tsuda, Assistant Community
Development Director; Suzanne Davis, Associate Planner
Others present: Mark Weiner, outgoing GPC member
VERBAL COMMUNICATIONS
None.
ITEM 1 COMMERCIAL DESIGN GUIDELINES
Diane McNutt talked about the explosion that had occurred at the Los Gatos Auto Mall last week.
She would like the Committee's input on an expedited process for rebuilding.
Bud Lortz explained that this situation is similar to the earthquake restoration process that was
established after the Loma Prieta earthquake. We could take an urgency ordinance to the Council.
It would establish a very clear set of parameters that the property owner would have to follow. It
would tell the property owner and dealership owners that we want to keep theirs in Town. The
owners have been notified that they need to demolish the building.
• Building similar in size to damaged building
• Minor expansion can be considered
• Building location similar to previous location
• Previous height may not be exceeded
• New facility could allow for a franchised auto dealer
• Process would include a noticed public hearing
Goal is to maintain architectural excellence
This will be going to the Council for consideration on Tuesday, January 19.
EXHIBIT F
General Plan Committee
Regular Meeting of January 12, 2005
Page 2 of 3
Mike Burke asked if the flexibility built into the urgency ordinance will allow dealership to meet its
needs and have the optimal building for its use. Bud Lortz said yes, a win-win situation is the goal.
Steve Glickman asked if all of the guidelines in the draft Commercial Design Guidelines can be met
Bud Lortz answered yes.
Tom O'Donnell asked if the landlord should be consulted. Bud Lortz said the Town has been trying
to contact the owner and they will be involved in the process. Staff hopes to contact them prior to
the Council meeting and a copy of the staff report and attaclunents will be sent to them.
There was Committee consensus on this approach.
Commercial Design Guidelines
Phil Micciche asked for comments on the revised draft Commercial Design Guidelines
Mike Burke said he is happy with the document and wishes the General Plan was as good. Other
Committee members agreed, and there were no further requested changes.
Draft Policy on Minor Commercial Projects
Bud Lortz discussed the draft policy on minor commercial projects. The policy establishes criteria
for DRC level approval on commercial projects. There is always the ability to refer projects to the
Planning Commission if it is questionable.
Steve Glickman said he is in favor of the direction, but questioned the language used to describe a
minor change. The bullet points seem to be much more restrictive. Bud Lortz explained that the two
Code sections that are referenced include thresholds for traffic impact and intensification of use.
Discussion ensued on changes of use.
Steve Glickman suggested adding "As an example of minor architectural changes" in front of the
bullet points.
Mike Burke said that a project has to meet the definition to qualify for DRC approval. The changes
listed are examples, and there may be other projects that can be approved at staff level.
Bud Lortz clarified that the policy should be changed to include language under examples that they
are examples of architectural changes, and add in the language from the Zoning Ordinance on minor
commercial uses.
General Plan Committee
Regular Meeting of January 12, 2005
Page 3 of 3
Zoning Code Amendment
Bud Lortz summarized the draft Zoning Code amendment. Traffic generation factors are assigned
by the ITE. If a use changes the traffic generation rate it is considered an intensification of use. The
next criteria is peak hour trips. If a use or change in use will result in five or more peak hour trips,
it is an intensification of use. If additional parking spaces are needed, they must fit on the site.
Mark Weiner asked about new activities and whether it is needed. Bud Lortz suggested adding
language to clarify what type of new activities are considered an intensification of use.
Steve Glickman agreed with Mark W. He suggested dropping (c) and (d).
Toni O'Donnell said material changes that have an adverse impact or have the potential to adversely
impact on the neighborhood should be addressed.
Bud Lortz said that language could be added to state that "commencement of new activities or
changes in existing activities that will have a material impact on the surrounding area".
Mike Burke said that use of additional land can change the parameters of a CUP. Tom O'Donnell
suggested deleting item (c) since a use permit covers specified land, and added land would not be
covered by the use permit.
Steve Glickman commented that if someone comes in for a new use, the information about the
operation is not known as it is with an existing use coming in for expansion. If a use has established
a pattern, that can be used to evaluate the impact. He is more concerned about impact.
Phil Micciche suggested that the draft amendment be revised and brought back to the Committee.
Staff will work on revisions with the Town Attorney.
ITEM 2 APPROVAL OF MINUTES
Steve Glickman made a motion to approve the minutes of December 8, 2004. The motion was
seconded by Mark Sgarlato and passed unanimously.
ADJOURNMENT
The meeting was adjourned at 6:35 pm by Chair Phil Micciche. The next meeting of the General
Plan Committee.is scheduled for Wednesday, January 26, 2004 at 5:30 pm.
Prepared By:
&c~W7~1~
Suzanne Davis, Associate Planner NADEVtSUZANNE\GeneralPlan\GPC\2005minutes\GPC-1-12-05.wpd
TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 95030 (408) 354-6872
SUMMARY MINUTES OF A REGULAR MEETING OF THE GENERAL, PLAN COMMITTEE
OF THE TOWN OF LOS GATOS, JANUARY 26, 2005 HELD IN THE TOWN COUNCIL
CHAMBERS, CIVIC CENTER, 110 EAST MAIN STREET, LOS GATOS, CALIFORNIA.
The meeting was called to order at 5:35 pm by Chair Phil Micciche.
ATTENDANCE
Members present: Diane McNutt, Phil Micciche, Torn O'Domiell, Jane Ogle, Barry Waitte
Members absent: Josh Bacigalupi, Mike Burke, Steve Glickman, Marls Sgarlato
Staffpresent: Bud Lortz, Director of Community Development; Randy Tsuda, Assistant Community
Development Director; Suzanne Davis, Associate Planner
VERBAL COMMUNICATIONS
None.
ITEM 1 COMMERCIAL DESIGN GUIDELINES
Phil Micciche introduced the item and asked for Committee comments.
a. Policy on Minor Commercial Projects
Diane McNutt asked about the phrase "small scale additions". It doesn't seem to be specific enough.
Bud Lortz said an addition would be allowed provided that it doesn't generate more than four peak
hour trips. He suggested adding language to link the two ideas together.
Diane McNutt suggested reiterating that the DRC can also refer an application to the Planning
Commission.
Diane McNutt made amotion to forward the policy to the Town Council with a recommendation for
approval. The motion was seconded by Tom O'Donnell and passed unanimously.
b. Zoning Ordinance Amendment/Modification of Use
Bud Lortz said that in making the changes, there were two objectives. One is to allow auto dealers
to make small additions and remodel without going to the Planning Commission. Under the current
rules, if you add any square footage, it goes to the Commission as a modification to the CUP. Rather
than writing an exception for auto dealers, the changes were made to relax the rules. Staff has some
concerns about,two phrases, "substantial departure" and "material adverse impact". One way of
EXHIBIT G
General Plan Committee
Regular Meeting of January 26, 2005
Page 2 of 2
dealing with this is to prepare a resolution (parallel document) that includes more details and
explanation as is done with the BMP regulations. The resolution process is easier to change if that
needs to occur in the future. The other approach is to allow auto dealers and others with minor
projects to have use permit modifications made at the DRC level. A draft resolution can be brought
back to the Committee for input if that option is preferred.
Discussion ensued and the Committee agreed that staff should draft a resolution for consideration.
ITEM 2 HILLSIDE ARCHITECTURE
Bud Lortz introduced the item noting that the Planning Commission raised an issue about
Mediterranean style architecture as it was problematic on several projects. The Commission
discussed the issue and forwarded some proposed language changes to the HDS&G to the Town
Council. The Council discussed it and referred it to the Architectural Standards/Hillside Committee
(ASC). The ASC considered the proposed amendments and made some changes that will be
forwarded to the Town Council in February. He summarized the proposed changes.
Phil Micciche asked about items 2 and 3. The main concern is appearance of bulk and mass, not
whether there are two-story elements.
Diane McNutt suggested deleting the word "strongly" so it will read two story wall planes are
discouraged". The Committee agreed.
Item 3 will be forwarded as proposed.
Committee consensus to delete items 8 and 11.
ITEM 3 APPROVAL OF MINUTES
Barry Waitte made a motion to approve the minutes of January 12, 2005. The motion was seconded
by Jane Ogle and passed unanimously (5-0).
ADJOURNMENT
The meeting was adjourned at 6:10 pm by Chair Phil Micciche. The next meeting of the General
Plan Committee is scheduled for Wednesday, February 9, 2005 at 5:30 pm.
Prepared By:
0OUiilIf
Suzanne Davis, Associate Planner
N:\DCV\S UZANNB\General P1an\GPC\2005minutes\GPC- I -26-05.wpd
TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 95030 (408) 354-6872
SUMMARY MINUTES OF A REGULAR MEETING OF THE GENERAL PLAN COMMITTEE
OF THE TOWN OF LOS GATOS, MARCH 9, 2005 HELD IN THE TOWN COUNCIL
CHAMBERS, CIVIC CENTER, 110 EAST MAIN STREET, LOS GATOS, CALIFORNIA.
The meeting was called to order at 5:30 pm by Chair Phil Micciche.
ATTENDANCE
Members present: Mike Burke, Diane McNutt, Phil Micciche, Tom O'Donnell, Jane Ogle, Mark
Sgarlato, Barry Waitte
Members absent: Steve Glickman
Staffpresent: Bud Lortz, Director of ComrnunityDevelopment; Randy Tsuda, Assistant Community
Development Director; Suzanne Davis, Associate Planner
VERBAL COMMUNICATIONS
None.
ITEM 1 RESIDENTIAL DESIGN GUIDELINES
Bud Lortz introduced the item and noted that the consultant has yet to be chosen. Larry Cannon is
a candidate.
Diane McNutt commented on key neighborhoods identification. Bud Lortz said the question is what
is a key neighborhood that can be identified. One example that comes to mind is the Belgatos
neighborhood. There are also many micro neighborhoods. Descriptions that allow narrowing block
to block or by different sides of the streets can be used. The goal is to make it as defined as it can
be, with flexibility as needed.
Mark Sgarlato said he didn't see much reference to infrastructure. Certain neighborhoods have
fewer improvements than others and perhaps that should be addressed.
Barry Waitte asked about the goal and the authority of the new standards. Bud Lortz explained that
the goal of the document is ti provide guidance and information to homeowners about what they can
do to their house. The General Plan guides this document, and it is an implementation measure. The
authority of the document once its adopted is use by deciding bodies to evaluate projects. The more
comprehensive the standards are the better. We're trying to create as much certainty in the process
as possible.
EXHIBIT H
General Plan Committee
Regular Meeting of January 26, 2005
Page 2 of 3
Jane Ogle thinks it is a good document. There are some items that appear to be opinions such as
discouraging cantilevered chimneys.
Tom O'Donnell had no comments.
Mike Burke had no comments, but noted that it is a complete and well thought out document.
Mark Sgarlato asked how the historic preservation fits in with the residential standards. Bud Lortz
explained that there are several historic districts as well as Pre-1941 Guidelines that will be wrapped
into the document.
Diane McNutt asked about the approach on design standards and guidelines and whether these
documents may be award worthy in the future.
Committee consensus was to forward the scope of work to the Council with a recommendation for
approval.
ITEM 2 COMMERCIAL DESIGN GUIDELINES
Bud Lortz introduced the item explaining the relationship between ordinances and resolutions. An
ordinance is adopted through a very specific process that is prescribed by state law that includes
public hearings. Randy Tsuda noted that it is a very deliberate, formal process because it is law. Bud
Lortz noted that where ordinances don't work well is when it is more general, such as the General
Plan. What we've done as a model in this community is to take a set of ideas and adopt and
ordinance with empirical aspects, and then adopt a resolution that includes supporting details or
standards. This was done for the Below Market Price Program and the Telecommunications
Ordinance. Staff has developed a document that better defines adverse impact and substantial
departure. The resolution will augment the proposed ordinance on conditional use modification.
Mike Burke commented on the noise standard and asked for clarification. Bud Lortz suggested
modifying the language to state that an increase in noise levels that would exceed the Town
standards, or what was reasonably anticipated at time of approval.
Tom O'Donnell said the resolution gives good examples.
Barry Waitte, Mark Sgarlato and Diane McNutt had no comments.
ITEM 3 . APPROVAL OF MINUTES
Diane McNutt noted that the unidentified woman noted in the minutes is an applicant for General
Plan Committee. This may help aid in her identification.
General Plan Committee
Regular Meeting of January 26, 2005
Page 3 of 3
Barry Waitte made a motion to approve the minutes of February 23, 2005. The motion was
seconded by Mike Burke and passed unanimously (7-0).
ADJOURNMENT
The meeting was adjourned at 6:10 pm by Chair Phil Micciche. The next meeting of the General
Plan Committee is scheduled for Wednesday, March 23, 2005 at 5:30 pm.
Prepared By:
Suzanne Davis, Associate Planner
N:\DEV \SUZANNE\GeneralPlan\GPC\2005minutes\GPC-3-09-05.wpd
Morris Trevithick
55 Church Street, #1203
Los Gatos, CA 95030
March 9, 2005
aECEIVED
MAR 0 9 2005
TOWN OF LOS GATOS
PLANNING DIVISION
The Town of Los Gatos is proud of the unique character and ambience it has developed
over the past century. The Town's residential and commercial structures combined
with the beautiful natural setting have defined the, environment which is cherished by
residents and instantly recognized by visitors. The townscape is characterized by
relatively small scale buildings, a quiet architectural demeanor, respect for neighboring
properties, and attention to architectural detail and landscaping.
This document titled Commercial Design Guidelines (hereafter referred to as
Guidelines) presents a statement of community intentions. They are intended to assist
property and business owners....
EXHIBIT I