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08 Staff Report - Residential Guidelines~owN of MEETING DATE: 10/6105 ITEM NO:( !ps 6A~pS COUNCIL AGENDA REPORT DATE: October 2, 2008 TO: MAYOR AND TOWN COUNCIL FROM: GREG LARSON, TOWN MANAGER SUBJECT: UPDATE AND MERGE THE PRE-1941 DESIGN GUIDELINES AND THE RESIDENTIAL DEVELOPMENT STANDARDS FOR ALL SINGLE FAMILY AND TWO FAMILY DWELLINGS IN ALL ZONES EXCEPT THE RESOURCE CONSERVATION AND HILLSIDE RESIDENTIAL ZONES; INTRODUCE ORDINANCES AMENDING ZONING CODE CONSISTENT WITH DESIGN GUIDELINES. ZONING ORDINANCE AMENDMENT A-08-001. HISTORIC DISTRICT DESIGNATION APPLICATIONS HD-08-01, HD-08-02, HD-08-03 AND HD-08-04. APPLICANT: TOWN OF LOS GATOS RECOMMENDATION: 1. Hold the public hearing and receive public testimony; 2. Close the public hearing; 3. Take the following actions: a. Residential Design Guidelines Adopt the resolution with modifications as outlined in this report and/or discussed at this meeting to the Residential Design Guidelines (Attacbment 6). (MOTION REQUIRED) b. Town Code Amendment ■ Accept report in the form of meeting minutes from the Planning Commission regarding the Town Code amendment. (Attachment 2) (MOTION REQUIRED) ■ Direct the Clerk Administrator to read the title of the ordinance. (NO MOTION REQUIRED) ■ Move to waive the reading of the ordinance. (MOTION REQUIRED) ■ Make the required finding that the proposed Town Code amendment is consistent with the General Plan. (MOTION REQUIRED) PREPARED BY: BUD N. LORTZ DIRECTOR OF COMMUNITY DEVELOPMENT N:IDEVICNCLRPTSI2 0081Re.sguidelines.2.2. doe Reviewed by: Assistant Town Manager Town Attorney Clerk Administrator Finance Community Development PAGE 2 MAYOR AND TOWN COUNCIL SUBJECT: RESIDENTIAL DESIGN GUIDELINES October 2, 2008 • Introduce the ordinance to effectuate the Town Code amendment (Attaclunent 11). (MOTION REQUIRED) ■ Direct the Clerk Administrator to publish the ordinance within 15 days after adoption. (NO MOTION REQUIRED) c. Historic District Ordinance Amendments ■ Direct the Clerk Administrator to read the title of the four Historic District ordinances. (NO MOTION REQUIRED) ■ Move to waive the reading of the ordinances. (MOTION REQUIRED) ■ Make the required finding that the proposed Ordinances are consistent with the General Plan. (MOTION REQUIRED) • Introduce the ordinances (Attacllrnents 7 through 10). (MOTION REQUIRED) ■ Direct the Clerk Administrator to publish the ordinances within 15 days after adoption. (NO MOTION REQUIRED) BACKGROUND: Town Council considered this matter on August 4, 2008 and continued the matter with directions to: 1) Incorporate the changes directed by Council in the Draft Residential Design Guidelines (RD G), and. 2) To inform architects who have done work in Los Gatos, that the current draft of the Residential Design Guidelines is available for review and to encourage the architects to review the document and to provide input to Town staff. The matter was scheduled to be heard by Council on September 15, 2008 but was continued without discussion due to the length of the agenda. DISCUSSION: A. Summary of Changes The Draft RDG incorporates the changes as directed by Council discussed in the August 4, 2008 report on this matter. The guidelines also incorporate the following changes as directed by Council. • Solar Panels First bullet of Section 3.11.4 on page 37 has been modified to eliminate the comment regarding inconspicuous locations of the panels and now discusses how to design the panels. • Compliance with historic preservation - On page 54, Section 4. 10, the bullet sections were modified to be less negative and easier to read. Staff also modified the incorporation of a native plant list in the draft RDG. The native plant list used by the Town of Los Gatos is specifically for properties located in the Hillside Area PAGE 3 MAYOR AND TOWN COUNCIL SUBJECT: RESIDENTIAL DESIGN GUIDELINES October 2, 2008 and therefore, would not be applicable to the RDG. To meet the intent of this direction, the side bar on page 20 references a web site of the Santa Clara Valley Water District which lists recommended water wise and native plantings for the County. B. Notice to Architects Letters were sent to architects who have done work in Los Gatos, informing them that the current draft of the RDG is available on the Town's web site. The architects were encouraged to review the document and provide input to Town staff. Three letters were received (Attachments 16, 17 and 18). Staff does not believe that the comments warrant any changes to the RDG. Following is a summary of the comments with a response from staff • Architects need more latitude on window style, building materials and architectural elements. Staff Note: The guidelines require window styles and elements to be compatible with the architectural style of the house which is a design quality that the Town strives for. As for materials, the guidelines state that wood windows are common in Los Gatos and are desired. The guidelines allow for simulated wood materials and metal windows for modern style homes, • I2oof'pitches should be allowed to be varied in neighborhoods. Staff Note: The guidelines do not prohibit varied neighborhood roof pitches. • Concern that hillside guidelines will be used for certain non-hillside area properties. Staff Note: There are numerous hillside lots in Town that are not subject to the Hillside Development Standards and Guidelines (HDS&G). There are no criteria for these parcels to evaluate site constraints, visibility, grading, drainage, and retaining walls. The Town's current regulations also do not address the maximum house size permitted on lots greater than 30,000 square feet for properties outside of the hillside area. Therefore, the proposed guidelines require that parcels with an average slope of 10% or greater outside of the Hillside Area be governed by the proposed RDG and specific sections of the HDS&G. In addition, it is proposed that lots larger than 30,000 square feet be subject to the gross floor area requirements of the HDS&G. • Basement and cellar definitions should be revised to be consistent with Building Code definitions. Staff Note: This is not possible since the Town has different definitions which allow exemptions to the FAR. • Define when the Town's Consulting Architect is required or eliminate this requirement and require all plans to be prepared by a licensed architect. Staff Note: Staff does not recommend this change for two reasons: 1) To provide property owner flexibility in design services- selection and 2) to ensure the availability of independent professional design review for staff, the Planning Commission and the Council. • The neighborhood assessment worksheet adds additional time to the application process. Staff Note: This is correct, however, the worksheet is intended to assist the application process, not hinder the process. The worksheet requires property owners and design professionals to focus their attention on important neighborhood patterns which Town staff and the deciding bodies will use when reviewing the appropriateness of design proposals in regards to neighborhood compatibility. PAGE 4 MAYOR AND TOWN COUNCIL SUBJECT: RESIDENTIAL DESIGN GUIDELINES October 2, 2008 • Need clarity regarding landscape requirements. Staff Note: Discussed below. STAFF COMMENTS: Subsequent to Council's review on this matter, Council discussed the regulation of ornamental landscaping and the use of architectural copper. Based on these discussions, it is recommended that Council review the following sections of the draft RDG to ensure the wording is acceptable. If Council determines that the language should be modified, the specific changes should be included as part of the motion. Landscaping The sidebar on page 20 contains the following wording regarding landscaping: Landscaping decisions are largely left to the discretion of the individual property owner. However, residents are encouraged to be aware and respectful of the landscape character of their neighborhood. The following are suggested guidelines. New landscaping should: • Respect the character defining landscape elements of the lot and adjacent neighborhood. • Preserve mature trees and hedges whenever possible. • Respect the tree and planting patterns of the block front. • Equal or exceed the quality and density of landscaping of the block front. • Limit the amount of hardscape paving in the front setback. • Use materials (e.g., lawn) similar to other homes along the blockfront. • Utilize a similar degree of formality or informality as seen on other district lots. • Drought tolerant and native plantings are encouraged to reduce water consumption. Applicants are encouraged to consult the Santa Clara Valley District's Water-wise Plant List at www. valleywater.org/Water/Water conservationlln the home/Water-wise plant list. shtm. Architectural Copper The sidebar on page 32 contains the following wording regarding architectural copper: The use of Architectural Copper is discouraged because of its potential to contribute pollution to surface waters and the San Francisco Bay through urban runoff. Industrial, municipal and some other users are required to follow regulations and obtain permits for discharge under the Environmental Protection Agency's National Pollutant Discharge Elimination System (NPDES) permit program, which controls water pollution by regulating point sources that discharge pollutants into waters of the United States. PAGE 5 MAYOR AND TOWN COUNCIL SUBJECT: RESIDENTIAL DESIGN GUIDELINES October 2, 2008 Although individual homes that are connected to a municipal system, use a septic tank, or do not have a surface discharge do not need an NPDES permit, the potential for water contamination from copper is of concern to all Bay Area communities. The major uses of architectural copper in residential construction are roofs, gutters, and. copper-treated composite shingles. If architectural copper is proposed, mitigation measures may be required which could include the following: • Use another roofing material of similar appearance, such as, coated steel or pre patinated copper. • Cover the copper feature with a clear coating. • Avoid use of chemicals that are applied at the construction site to accelerate copper patina development. The sidebar discussion was not previously translated into a specific guideline. Consequently, it is recommended that the following bullet be added at the end of Section 3.8.1 if the Council concurs that architectural copper should be discouraged. • The use of architectural copper is discouraged. The mitigation measures contained in the sidebar may be required as determined appropriate by the deciding body on a case-by-case basis. Refer to sidebar. cc-l l ars The Planning Commission has recently requested Council direction about cellars. Policy L.P.2.3 of the General Plan states "Encourage basements and cellars to provide "hidden" square footage in-lieu of visible mass". Some of the Commissioners interpret this to mean that an applicant should not maximize the allowable footage and propose a cellar although the structure has been designed so that the bulk and mass is compatible with the neighborhood. Section 3.3.2 of the draft RDG (page 23) attempts to clarify this issue by stating "Applications with cellar space will be carefully evaluated to ensure that substantial efforts have been made to reduce visible mass to ensure compatibility with the site's immediate neighborhood". Until the General Plan is updated to clarify the intent of Policy L.P.2.3, it is recommended that the following be added to the end of the sentence from the RDG noted above, "...and the floor area of the cellar shall not be evaluated or included in reviewing the overall floor area of the structure". Since there is no clarification of Policy L.P.2.3 for parcels in the hillside area, it is recommended that the resolution to adopt the RDG include the following statement: Further Resolved, the Town Council has determined that the intent of Policy L.P.2.3 of the General Plan relating to cellars, as defined in the Residential Design Guidelines, shall be incorporated in future updates of the Hillside Development Standards and Guidelines, the Grading Ordinance and the Cellar Policy for consistency. PAGE 6 MAYOR AND TOWN COUNCIL SUBJECT: RESIDENTIAL DESIGN GUIDELINES October 2, 2005 CONCLUSION: The RDG will provide up-to-date and comprehensive regulations to assist property owners and developers through the development review process. It is recommended that Council discuss the comments noted above. Additional changes directed by Council will be incorporated in the final document. ENVIRONMENTAL ASSESSMENT: It has been determined that these projects could not have a significant impact on the enviromnent; therefore, the projects are not subject to the California Environmental Quality Act (Section 15061 (b)(3)). FISCAL IMPACT: None. Attachments: Previously Submitted to Town Council: 1. Draft Single and Two Family Residential Design Guidelines. 2. Excerpt of the Planning Commission meeting minutes of April 23, 2008. 3. Report to the Planning Commission for the meeting of April 23, 2008. 4. Excerpt of the Planning Commission meeting minutes of February 27, 2008. 5. Report to the Planning Commission for the meeting of February 27, 2008 (Exhibits 1 through 6 and 8 and 9 removed and incorporated as Attachments 1 and 6 through 10 and 12 and 13. 6. Draft Council Resolution. 7. Draft Ordinance amending the Almond Grove Historic District Ordinance. 8. Draft Ordinance amending the Broadway Historic District Ordinance. 9. Draft Ordinance amending the Fairview Plaza Historic District Ordinance. 10. Draft Ordinance amending the University/Edelen Historic District Ordinance. 11. Draft Zoning Ordinance Amendment. 12, Matrix of key changes. 13. Gross Floor Area Chart from the Hillside Development Standards and Guidelines. 14. Letter from the State Office of Historic Preservation, dated April 30, 2008. New Submittals 15. Draft #3 of the Single and Two Family Residential Design Guidelines, dated September 5, 2008. 16. Letter from Gary Schloh (one page) received September 10, 2008. 17. Letter from Terry Martin (two pages) received September 12, 2008. 18. Letter from Chris Spaulding (one page) received September 15, 2008. Distribution: Larry Cannon, Cannon Design Group, 180 Harbor Drive, Ste 219, Sausalito, CA 94965 BNL:SLB:rnde ATTACHMENT 15 Adopted by the Los Gatos Town Council xxxx xx, 2008 Town of Los Gatos Community Development Department 110 East Main Street F.O. Box 949 Los Gatos, CA 95031 (408) 3546872 (408) 354-7593 £ax www.losgatosca.gov Town of Los Gatos CONTENTS CONTENTS 1 INTRODUCTION Applicability .......................................................................5 Relationship to other plans .................................................6 Purpose .............................................................................6 Setting ..............................................................................7 Community Expectations .................................................10 Historic Preservation ........................................................10 How to Read Your Neighborhood ....................................11 General Design Principles ................................................11 Maximum Floor Area Ratio ..............................................12 Design Review Process .....................................................12 2 NEIGHBORHOOD PATTERNS General Neighborhood Design Principles 13 Street Presence 14 Form and Mass 15 Garages 18 Site Development 20 3 BUILDING DESIGN General Building Design Principles 21 Architectural Style 22 Height/Bulk/Scale 23 Garages 25 Roofs _ 27 Entries 29 Windows 30 Materials.,,... 32 Additions/Accessory Buildings/Secondary Units 33 Architectural Detail 35 Privacy and Solar Access 36 Sustainable Design 38 4 HISTORIC RESOURCES Application/Enforcement 39 Historic Preservation 39 Approval Process for Historic Resource Alterations 41 Historic Districts 43 Building Classifications 43 Demolitions 43 Pre-1941 Structures 46 Protected Exterior Elements 46 Restoration/Rehabilitation/Reconstruction 47 Additions/Accessory Buildings/Secondary Unitss 54 New Construction 54 Noncontributing Structures 55 Research Resources 56 5 GLOSSARY Definitions 57 APPENDICES Appendix A How to Read Your Neighborhood Workbook Appendix B Historic Districts Appendix C Cellar Policy Appendix D Sustainable Design Appendix E Historic Resources Status Codes Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 3 Town of Los Gatos ACKNOWLEDGMENTS TOWN COUNCIL Barbara Spector Mayor Mike Wasserman Vice 41fayor Steve Glickman Diane McNutt Joe Pirzynski PLANNING COMMISSION Joanne Talesfore Chair D. Michael Kane Vice Chair John Bourgeois Philip Micciche Thomas O'Donnell Stephen M Rice Marico Sayoc GENERAL PLAID John Bourgeois Tom O'Donnell Joanne Talesfore Joe Pirzynski Barbara Spector Barbara Cardillo Marcia Jensen Jane Ogle Margaret Smith COMMITTEE Pkrnuing Commission Planning Commission Planning Commission Town Council Town Council Community Services Commission Public Representative Public Representaiive Business Representative HISTORIC PRESERVATION COMMITTEE Kendra Burch Chair Len Pacheco Vice-Chair Bob Cowan Philip 11Nficciche Marico Sayoc TOWN STAFF Greg Larson Pamela Jacobs Orry Korb Bud Loxtz Randy Tsuda Sandy Bady Larry Cannon Town Manager Assistant Town Manager Town Attarney Community Development Director Assistant Community Development Director A -,rociate Planner Town Architect /Cannon Design Group Residential Design Guidelines 4 Town Council Review Draft #3 September 5, 2008 Town of Los Gatos - INTRODUCTION 1 INTRODUCTION The Town of Los Gatos has a great diversity of neighborhoods and residential structures constructed over a span of almost a century and a half. Many homes have grown and adapted over time to the changing needs of Los Gatos families, as well as to larger social trends and architectural fashions. Homes have grown larger in size, new types of interior spaces have become common, and parking needs have increased. Yet, a certain scale and ambience has been retained throughout the community that allows this wide diversity of homes and neighborhoods to coexist comfortably within a fabric readily recognizable as the Town of Los Gatos. While many of the changes in home size and fashions have evolved over a fairly long time frame, the recent economic pros- perity of the San Francisco Bay Area and the increased desirability of attractive communities located near employment centers has stimulated more rapid changes in residential architecture. Larger homes with Great Rooms, cellars, home offices, media centers, and large master bath suites are increasingly common. Given the limited number of undeveloped lots within the Town, much of this growth is occurring as additions to older and smaller homes or as demoli- tions and new home construction on lots within older, established neighborhoods. The Town recognizes and welcomes the need for change, but desires that change occur in a manner that is respectful of the scale, texture, and character of the community's individual neighborhoods and unique natural setting. These guidelines contain a clear state- ment of community expectations to assist property owners and their design professionals in meeting the needs of individual families in a manner that is sensitive to and respectful of their respective neighborhoods. 1,1 APPLICABILITY These design guidelines will be used by the Town staff, DRC, Plan- ning Commission, Historic Preservation Committee, and Town Council in evaluating changes to existing structures and for new construction. They are applicable to all residential development within the Town that requires a discretionary approval or a building permit except for: a. Parcels within the Town of Los Gatos Hillside Area which will be governed by the Hillside Development Standards and Guide- lines. b. Parcels containing more than 30,000 square feet which shall be subject to the gross floor area requirements of the Hillside Development Standards and Guidelines. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 5 _ Town of Los Gatos INTRODUCTION 1 C. Parcels with an average slope of 10% or greater outside of the Town of Los Gatos Hillside Area which shall be governed by these guidelines and the following sections of the Hillside Develop- menf Standardi --d-Giudeelines*i • Constraints Analysis and Site Selection excluding the standards for the visibility from off site and ridge line view protection. • Site Planning for: - Grading - Drainage - Driveways and Parking - Geologic Safety • Site Elements for Retaining Walls The use of the Hillside Development Standards and Guidelines (HDS&G 1) is intended to implement the Town of Las- Gatos' vision state- mentfor its hillside and to ensure that all development is in Compliance with the goals,policies,andimphmen&g strategies of the General Plan. Inreviemingan application using both the Residential Design Guidelines and the HDS6G 1, the standards andguidelines of the HDS&G shall both be discretionary. The dede ing body =11 need to take into account the character of the surrounding neighborhood and environment when implementing a strategy orguideline. 1.2 PURPOSE The guidelines contained in this document are intended to accom- plish the following. • Provide guidance to Town staff, property owners and their design professionals in designing new houses and remodel- ing existing structures. • Provide a greater degree of project review and approval predictability. • Ensure that new development is compatible with its sur- rounding neighborhood. • Establish a high level of design quality. • Reinforce the special qualities of the Tawn's visual charac- ter. • Streamline the development review process by more clearly communicating community expectations to property own- ers and developers. Residential Design Guidelines b Town Council Review Draft #3 September 5, 2008 Town of Los Gatos _ T INTRODUCTION 1 1.3 SETTING The Town of Los Gatos' unique qualities are a result of its lovely natural setting, long development history, and residents' pride in home and neighborhood. Each neighborhood is unique unto itself, and the size and style of homes vary throughout the community from small cottages to much larger and more formal homes. And yet, Town tradition and a concerted effort by the Town's staff, elected officials, and appointed boards have resulted in an environment and a collection of neighborhoods with a strong sense of community. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 7 Second floors set into the roof forms and stone retaining walls are common in older Los Gatos neighborhoods Town of Los Gatos INTRODUCTION 1 Many new homes reflect traditional architectural styles I Parking for cars is subordinate to the home in most neighborhoods $ Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Los Gatos' four-residential historic districts and many Pre-1941 homes add to the Town's character and uniqueness One and two story Ranch Style homes are concentrated in a few neighborhoods Simple architectural styles sit comfortably in some neighborhoods beside more complex Craftsman Style houses Town of Los Gatos INTRODUCTION 1 Larger formal homes are found in some neighborhoods Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 9 Many larger homes have been designed as one-story structures with sensitivity to their surrounding neighborhoods Town of Los Gatos INTRODUCTION 1 1.4 COMMUNITY EXPECTATIONS • Homes will respect the scale and character of their immedi- ate neighborhoods. • Homes will maintain a friendly presence to the street. • Structures will be designed with architectural integrity-with design and material consistency on all facades. • Structures will be constructed with high quality materials and craftsmanship. • Attention will be given to architectural details consistent with the individual architectural style. • All aspects of the project will respect the natural setting and features of a site. • Mature landscaping will be preserved whenever possible. • Attention will be given to parcel landscaping that is sym- pathetic to the neighborhood. • Homes will be designed with respect for the views, privacy and solar access of their neighbors. • Drought tolerant and native plantings are encouraged to reduce water consumption (see Appendix F). • Structures will be designed to be energy and water efficient, constructed using building materials that reduce resource consumption, and take advantage of renewable resources where appropriate. 1.5 HISTORIC PRESERVATION By ordinance, special review attention is given to demolitions, addi- tions, renovations, and new buildings within the Town's one Com- mercial and four residential Historic Districts. Special attention is also given to any building constructed prior to 1941. Projects within historic districts and some Pre-1941 structures will require review by the Los Gatos Historic Preservation Committee. The general guidelines in Chapters 2 and 3 of this document provide some basic guidance for good planning and design for any parcel within the Town. Chapter 4 includes some additional requirements and guidance for Pre-1941 residential structures and for properties within the Town's Historic Residential. Districts. These should provide a good overview of community requirements and expectations. However, applicants with Pre-1941 properties and those within an historic district should review the appropriate Town ordinances to ensure a full understanding of the requirements. Town staff can assist in providing these ordinances and in identifying af- fected properties if you are unsure. In addition to buildings, there are also other features (e.g., stone walls and fences) which contribute to the Town's character and heritage. Only a few of these are identified individually by Town ordinance, but property owners are asked to be sensitive to these features and to integrate them into their plans whenever possible. Residential Design Guidelines 10 Town Council Review Draft #3 September 5, 2008 Town of Los Gatos INTRODUCTION 1 1.6 HOW TO READ YOUR NEIGHBORHOOD A special workbook has been prepared to assist property owners and their design professional in looking at their neighborhoods when assessing appropriate design plans, styles and details. In addition to the neighborhood patterns and details noted in the workbook, con- sideration must be given to ensure that privacy and shadow impacts on properties within and outside the immediate neighborhood are evaluated. The hope is that a greater awareness of one's immediate neighborhood will bring increased design sensitivity to the design of both additions and new homes. The workbook also provides some guidance as to the context that will be used by the deciding body in reviewing the appropriateness of design proposals to neighborhood compatibility. The greatest attention will be given to the immediate neighborhood where nearby home owners are most likely to be confronted with the new house or addition on a daily basis, and where other residents driving by are most likely to see the new structure in the context of the nearby homes. Recognition will be given to the fact that a house design which is appropriate in one neighborhood map not be appropriate in another neighborhood. Some neighborhoods have a distinctive character and scale while others are much more mixed and transitionaL In addi- tion, some houses were constructed with little consideration to the neighborhood architectural style or its site characteristics. Others were remodeled with little sensitivity to the existing architectural style. These aberrations will not he considered when analyzing a neighborhood. The presence of significantly different house styles or large scale houses located at a greater distance from the applicant's site will be given less weight than the immediate neighborhood. Common sense should be used when applying the diagram be- low to a specific site context. If in doubt, please consult with Town staff for guidance. The diagram below illustrates the Town's interpretation of the immediate neighborhood in standard subdivisions. There are sev- eral factors in determining an immediate neighborhood when this diagram may not be applicable. These factors include, but are not limited to, location and visibility of the building (e.g., terrain of the lots, lots with multiple frontages and diversity of parcel size). Immediate Neighborhood definition I Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 I I INTRODUCTION 1 Town of Los Gatos 1.7 DESIGN REVIEW PROCESS Applicants are encouraged to meet with staff prior to formally sub- mitting a development application. Staff may be able to highlight issues and concerns related to a specific site, to a neighborhood, or to the architectural design of the house or addition. Once a formal application is submitted, the staff will review the application for completeness and for planning and design issues. Development applications may be approved by the Director of Community Development, the Development Review Committee (DRC), or the Planning Commission, depending on the scope of work. For many projects, designs are also reviewed by the Town's Consulting Architect for further evaluation of neighborhood com- patibility and design excellence. While not conclusive, substantial weight is given to the recommendations of staff and the DRC in making a determination on the application. Residential Design Guidelines 12 Town Council Review Draft-#3 September 5, 2008 Town of Los Gatos NEIGHBORHOOD PATTERNS 2 NEIGHBORHOOD PATTERNS Neighborhoods in the Town of Los Gatos vary widely, reflecting the community's growth over time. Older neighborhoods near Downtown and along Loma Alta and Johnson Avenues have a regular street grid pattern along with curbs, gutters and sidewalks, while newer neighborhoods often have a more varied street pattern. Street patterns, parcel sizes, the presence of sidewalks and curbs, and home designs in some neighborhoods vary greatly while those in others are much more regular and similar - often a reflection of lots developed in the subdivisions of their day. The general types of neighborhoods, excluding the Town's hillside neighborhoods which are covered by other guidelines, are described in the sidebar. Sensitive additions and new homes will vary from neighborhood type to neighborhood type and from parcel to parcel. However, the broad intent of these guidelines is to respect the scale and character of each of the Towels individual neighborhoods. The emphasis is on "neighborhood compatibility" with the recognition that some change is inevitable and may be an improvement to the existing structure and/or neighborhood. 2.1 GENERAL NEIGHBORHOOD DESIGN PRINCIPLES The followingprinciples have been used as touchstones for the devel- opment of individual Neighborhood Pattern Guidelines. In the event that the specific guidelines do not clearly address a given condition, these principles, along with the General Design Principles on page 11 should be consulted for direction. The following principles will be used by the deciding body when evaluating projects, and when considering the acceptability of unique proposals that vary from the specific guidelines. • Residential development shall be similar in mass, bulk and scale to the immediate neighborhood. Consideration will be given to the existing FAR's, residential square footages and lot size in the neighborhood. The Director of Community Development has the discretion to refer an application to the Planning Commission ifthe proposed F14R and/Dr floor area is at or near the largest in the neighborhood. • House entries shall be similar in orientation and scale to other homes in the immediate neighborhood. • Garages and paved driveways used for parldng shall be similar to what is most common for other homes in the im- mediate neighborhood. • Mature landscaping should be preserved if at all pos- sible. • Pursuant to Town Code, the front yard shall be landscaped and the amount of impervious surface limited. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Town of Los Gatos NEIGHBORHOOD PATTERNS 2 2.2 STREET PRESENCE -2 2.1 --Relate-building-front and side -setbacks to-those-on- adjacent parcels • If setbacks along a street front are uniform, match that setback. • In cases where setbacks are varied in the neighborhood, new homes should match those of adjacent homes. • Where adjacent homes have differing setbacks, try placing the home such that it uses an average of the two. I Existing t ~ I I Ex[siing i House i i House Do :Not Not This This' -(his. if building facades in the neighborhood are simple like the one above, avoid complicated and highly articulated facades like the example below Exception: Where adjacent lots have a nonconformingsetback, appli- cantmay have the option ofconformingto the required zoningsetback. In some instances, a varied setbackfrom the neighhorhood pattern may he necessary or apprropriate (such as lot constraints including topogra- phy, trees, creeks, lot size, and architectural style). It is the applicants responsibility to justo any request for a setback variation. The Town or deciding body will evaluate the applicants rationale in conjunction with the design guidelines and other Town codes and policies. 2.2.2 Provide front facade articulation similar to those predominant in the neighborhood • If facades along a street front are generally simple, avoid large changes in front wall planes. • Where front wall setbacks are varied in the neighborhood, new homes should relate more to those of adjacent homes. The width of projecting building masses and the amount of horizontal offsets in wall planes should also be similar. - - -i_ _ i i Existing I Now I Now ~ Existing I i House I~ House House House I l tF 1 I ~ I I j 1 1 9 I I I ' Sl------- Do Not This This Residential Design Guidelines 14 Town Council Review Draft #3 September 5, 2008 Similar front setbacks help define the street edges Town of Los Gatos T _ NEIGHBORHOOD PATTERNS 2 2.2.3 Maintain a strong street presence on both street- facing facades of corner lots • Provide similar design articulation and details on both fa- cades. • Deep side yard fences low or limit their extent to the rear yard setback. 2.2.4 Relate any street visible fences and gates to the house facades Hold fences and gates back a minimum of 5 feet from the front facade. Use materials, colors and.details that are similar to elements on the house. 2.3 FORM AND MASS 2.3.1 Design two story houses in predominantly one story neighborhoods to blend with the smaller homes. Two-story houses may not be appropriate for every neighbor- hood, For neighborhoods dominated by one-story homes, an effort should be made to limit the house to one-story in height or to accom- modated second floor space within the existing roof. If a two-story house is proposed in this type of a neighborhood, the house shall be designed to blend with the smaller homes. A low fence of approximately three feet and good design articulation gives this house a strong presence on the side street that is complementary to other front facades on that street Tall ten" ~coni:rifde~nrtce`- On Thls TS11 ten-~' . ,~varvee ao~al ' ~ot.. "ES}is Fences taller than three feet should be avoided on corner lot sides Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 15 When driveway gates are used, setting them back from front facade with materials,'shape and color related to the front facade, like the example, above is encouraged Second floor within roof form helps to relate larger home to smaller neighbors Town of Los Gatos NEIGHBORHOOD PATTERNS 2 Some techniques include: • A combination of one and two story masses. _RooF segments separating the first and second floor facades as shown in the example below. • Porches with cave height similar to adjacent homes. • Second floor area contained within the roof form. • Deep recessed entries, porches and windows. Avoid exaggerated tall entries like this 2.3.2 Avoid structures with height and bulk at front and side setback lines which are significantly greater than those of the adjacent homes 2.3.3 Design home entries that are sympathetic to others in the neighborhood • Avoid very formal entries in neighborhoods that are more informal (e.g., Ranch Style) in character. • Avoid tall entries unless that is the predominant entry type in the neighborhood. • provide entry porches when they are common in the im- mediate neighborhood. Residential Design Guidelines 16 Town Council Review Draft #3 September 5, 2008 Avoid format entries (above) in neighborhoods with informal homes and in Ranch Style neighborhoods where entries are located under roof eaves as in the example below. Town of Los Gatos NEIGHBORHOOD PATTERNS 2 2.3.4 Use roof forms and pitches that are similar to other houses in the neighborhood ❑ ❑ Avoid low roof pitches in neighborhoods characterized by steeper roof pitches 2.3.5 Avoid the use of tall towers or turrets unless they are integral to the architectural style 2.3.6 Locate second floor mass to minimize impacts on the streetscape and adjacent neighbors • In one story neighborhoods, place additions at grade level behind the existing house whenever possible. • Place second story mass in locations appropriate to the height of adjacent homes. Maintain one story adjacent to one story Two story t i o Exlsttng adjacant two story two story sting Ex one story house OX house T T [I n ❑ New Home 2.3.7 Minimize the mass of garages • If detached garages exist in the neighborhood, consider a detached garage at the rear of the lot to reduce the mass and scale of the house (see examples in Section 2.4.1). Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 17 relativelysteep roof pitches While others are characterized by lower pitches` neighborhoods also have distinctive roof forms such as the hip roofs on this house NEIGHBORHOOD PATTERNS 2 Town of Los Gatos 2.4 GARAGES 2.4.1 Locate--gar-ages -to reinforce the predominant neighborhood pattern • Along street fronts with narrow driveways and garages located at the rear of parcels, repeat that pattern. • Where garages near the front face of the houses are com- mon, a similar location is acceptable, but the garage front should generally be set back from the front facade (See guidelines on page 25.) i i i I House I i -Garage I 1 In neighborhoods with garages typically forward of the main house facade, the use of side loaded garages is strongly encouraged. I ._._.I r I I I I I I I 1 i House i House I Garage i 1 Garage 1 I i ` I DO THIS NOTTHIS Orient garages to rear alleyways where they exist and are commonly used for parking; Match locations and setbacks that are common along the alleyway; Uncovered surface parking spaces should be paved with special paving (e.g, Grasscrete or permeable modular pavers). Residential Design Guidelines 18 Town Council Review Draft #3 September 5, 2008 Narrow driveways with garages at the rear are a common pattern in many Los Gatos neighborhoods Garage setback and double doors help to minimize the visual impact of this garage Side loaded garages are helpful in minimizing the visual impact of larger garages on the streetscape ofa block Town of Los Gatos NEIGHBORHOOD PATTERNS 2 2.4.2 Minimize the impact of garage doors on the streetscape • Limit the use of 3 car wide garages to locations that are not visible from the street or adjoining houses. • In neighborhoods where 2 car wide garages are common, a tandem garage may be considered for a third garage space. (Note: Tandem spaces do not count toward required park- ing.) Tandem parking should be considered for 3 car garages in 2 car garage neighborhoods and for 2 car garages in 1 car garage neighborhoods 2.4.4 Limit the use of circular driveways • Circular driveways are discouraged because they increase the amount of paving in front setbacks. • Circulat driveways may be considered for larger estate lots -with wide street frontages where the width of the total driveway footprint is less than 50 percent of the parcel width. • Where circular driveways are allowed, substantial landscap- ing should be provided along the street front, and special driveway paving materials and/or patterns'should be pro- vided. 2.4.5 Mitigate the impact of driveways on the streetscape • Limit the width of curb cuts to the minimum size needed to access the garage. This will reduce the amount of paving in the front setback, and preserve on-street parking spaces. • Utilize modular paving materials or special patterns or colors to break up paved driveway areas in front setbacks. 1 Circular driveways like this are discouraged Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 19 Cood example of some techniques to fit a new house into an established traditional neighborhood Three car tandem garage example Town of Los Gatos NEIGHBORHOOD PATTERNS - 2 2.5 SITE DEVELOPMENT 2.51 -Saves--mature--trees- and-landscaping whenever possible + Many trees are protected by the Town's Tree Ordinance (Section 29.10.0950 - 29.10.1045 of the Town Code) which sets forth criteria for protected tree size and species and the procedures for their removal and replacement. A summary is provided in the sidebar, but applicants should refer to the full ordinance which is available from Town staff or on-line at wwwlosgatosca.gov 2.5.2 Design with sensitivity to adjacent neighbors • Emsting views are not protected as a right. Never-the-less, additions to existing homes and new houses should be planned with an awareness of the impacts which they will have on the views, sky exposure, sun access and privacy of neighbors (see Section 3.11 for additional guidelines). 2.5.3 Design with conscious recognition of the treatment of street and sidewalk edges in the neighborhood • Many of the older neighborhoods in Los Gatos have grade changes at the front property line due to ground slopes. Many neighborhoods have made this a distinctive feature through stone or buck retaining walls. Strong consideration should be given to repeating these elements where they add to the quality and character of the neighborhood. Residential Design Guidelines 20 Town Council Review Draft #3 September 5, 2008 Stone retaining walls along front property lines are a distinctive feature in some neighborhoods Town of Los Gatos _BUILDING DESIGN 3 BUILDING DESIGN Homes in Los Gatos come in many forms, sizes and architectural styles. This diversity is one of the features that contributes to the Town's unique identity. Older Victorian Style homes, Spanish Eclec- tic Style homes and new interpretations of Craftsman Style homes often occupy the same street front. One-story Suburban Ranch Style homes may occupy one street of a larger neighborhood while newer two-story contemporary homes may occur around the corner or down the street. While this juxtaposition might seem harsh if repeated in a new community, the large amounts of mature land- scaping and the evolution of the Town's neighborhoods over a long period of time have allowed the community to comfortably absorb this diversity of home sizes and styles. Perhaps more than these mitigating factors, the self-restraint of residents and the mutual respect of one neighbors has contributed to neighborhoods with a great deal of visual unity and similarity in scale. While architectural styles often vary considerably in any indi- vidual neighborhood, fewhomes stand out in marked contrast to the predominant size and bulk of their surroundings. While there is no formula for architectural excellence, the intent of these guidelines is to set forth common sense techniques that have been employed over the years to achieve this strong sense of community. 3.1 GENERAL BUILDING DESIGN PRINCIPLES The following principles have been used as touchstones for the development of these design guidelines. In the event that specific guidelines do not clearly address a given condition, these principles, along with the Basic Design Principles on page 11 should be con- sulted for direction. The following principles will be used by the Town when evaluating projects, and when considering the accept- ability of unique proposals that vary from the specific guidelines. The entire document must be applied in context when considering the general and basic design principles. • Selected architectural styles shall be compatible with the surrounding neighborhood, acknowledging that some neigh- borhoods have a variety of architectural styles and that diversity contributes to the Town's unique character. • Design features, proportions and details shall be consistent with the architectural style selected. • Materials and design details shall be suitable to the neigh- borhood and consistently used on all sides of the house and any accessory structures. • Garages shall be subservient to entries and ground floor living spaces. • The use of renewable energy resources for heating, cooling and lighting should be maximized. • Projects should be designed to conserve energy and wa- ter. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 21 Town of Los Gatos BUILDING DESIGN 3 Example of the poor selection of a large and formal architectural style for the small scale and informal style neighborhood • Materials should be used to reduce the consumption of nonrenewable resources and improve air qualx 3.2 ARCHITECTURAL STYLE 3.2.1 Select an architectural style with sensitivity to the surrounding neighborhood • Styles with front facade eaves at the first floor levelwill be easier to adapt to predominantly one story neighborhoods than styles with two story, unbroken front facades. • Styles with variations in the plane of the front facade wall may fit more comfortably in neighborhoods with smaller houses or with smaller building masses close to the street. • Avoid selecting an architectural style which typically has roof pitches that are substantially different from others in the nearby neighborhood. 3.2.2 Design for architectural integrity • In general, it is best to select a clear and distinctive archi- tectural style rather than utilizing generic design elements or mb ng elements from different architectural styles. • Building massing, roof pitches, materials, window types and proportions, design features (e.g., roof dormers), and other architectural features should be consistent with the traditions of the selected style. • Carry wall materials, window types and architectural details around all sides of the house. Avoid side and rear elevations that are markedly different from the front elevation. • Develop floor plans that allow the location and size of windows to match the selected architectural style. For ex- ample, some styles emphasize the placement of windows in a symmetrical relationship to the entry. Continuation of front facade materials and Some architectural styles require simpie detailing onto other walls gives this Cos Gatos shapes and formal symmetry of the doors and residence good design integrity windows Residential Design Guidelines 2 Town Council Review Draft #3 September 5, 2008 This style would have been more compatible with the neighborhood shown above Town of Los Gatos BUILDING DESIGN 3 3.3 HEIGHT/BULK/SCALE 3.3.1 Develop the house plans and elevations together • Avoid complex floor plans that requite complicated building mass and roof forms. Work within the traditional forms of the architectural style selected. Unless the architectural style selected clearly sup- ports substantial complexity, generally keep building mass- ing and roof forms simple as is the norm for traditional architecture. • Avoid complex second floor plans and roof forms if that is not the norm for the neighborhood. 3.3.2 Height and bulk at front and side setbacks • Two story houses may not be appropriate for every neigh- borhood. For neighborhoods dominated by one story homes, an effort should be made to limit the house to one story in height or to accommodate second floor space within the roof form as is common in the Craftsman Style. • When utilizing a cellar or extended foundation wall, avoid setting the first floor height at an elevation above grade that would be significantly different than those of the adjacent houses. Celtzrs are defined as an enclosed area that does not extend more than 4feet above the existing orftnisbedgrade, and are not counted in theFloor.4rea Ratio calculations, by Town Council policy. How- ever, if any part o fa cellar is above grade, it shall be considered in analyzingthe bulk and mass of thestructure, even ifitis notincluded in the FAR. 7be intent setforth in the General Plan is to provide hidden square footage in-lieu of visible mass." In the spirit of that intent, applications with cellar space will be carefully evaluated to ensure tbatsubstantial eforts have been made to reduce visible mass to ensure compatibility with the site's immedi- ate neighborhood. For text ofthe CellarPolicy, see,4ppendix C • Avoid cave lines and roof ridge lines that are substantially taller than the adjacent houses. • Give special attention to adapting to the height and massing of adjacent homes. Avoid tall, unbroken front facades when other nearby homes have more articulated front facades with horizontal wall plane changes. Houses that are elevated above the street shall be designed to be compatible in height and mass with the other houses ma that side of the street, and shoxld wclade desigit techxigxes to mwaviie the visaal mass resu1hr tg fiam its raised elevation. • In neighborhoods with small homes, try to place more of the floor area on the first floor with less area on the second floor Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 23 Avoid overly complex second floor plans and Some elevation of the first floor level may he acceptable and/or required in some neighborhoods not be acceptable in neighborhoods where they do not currently exist Town of Los Gatos BUILDING DESIGN 3 Avoid too many roof forms that overly complicate the design Other two story wall mitigation techniques • Take care in the placement of second floor masses. Unless the architectural style traditionally has the second floor front wall at or near the first floor wall, set the second floor back from the front facade a minimum of e -e t'-. • The design of two story homes constructed adjacent to one story houses should include techniques to minimize their visual impact and provide transitions in scale. Some techniques include: - Step down to one story elements near the side set- backs - Provide substantial side setbacks for the entire house - Provide substantial second floor side setbacks - Use hip roofs at the sides rather than gables • Avoid monumental scaled forms (e.g., towers or turrets) that contrast with the neighborhood architectural forms. • avoid bay windows and other features that compete with the entry as the home's focal point. • Avoid the use of too many active building forms added to the mass of the building. An excessive use of roof forms is a common problem. Corner lots need to be treated with extra care when desig neing a new house or an addition to soften the visual mass ahd height and to enliven the street frontage. 3.3.3 Provide visual relief for two story walls Some techniques include: • Belly bands (see photo below left) • Pop outs and bay windows • Material and color changes • Chimneys • Wide overhangs with projecting brackets • Juliet balconies (see photo below left) • Window boxes and pot shelves • Landscaped trellises and lattices Residential Design Guidelines 24 Town Council Review Draft #3 September 5, 2008 This Craftsman Style house includes several features to mitigate the visual height of the side wall Town of Los Gatos BUILDING DESIGN 3 3.4 GARAGES 3.4.1 Limit the prominence of garages • Avoid designs that allow the garage to dominate the street facade. • T imit the garage width to a maximum of 50 percent of the total facade width. • Set garages back from the front facade. • Recess garage doors as much as possible from the garage facade. • Consider adding trellises with landscaping over garage doors to soften their visual appearance. • Integrate the garage into the house forms in a manner that de-emphasizes the garage doors. Recess garage doors from the facade as much as possible Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 25 Avoid designs that allow the garage to dominate the street facade like this one does Limiting the width of garages and setting them back from the front facade can minimize their visual impact Use windows and landscaped trellises over garage doors to soften their appearance Divided garage opening with high quality wood doors integrated into the house design helps minimize the visual impact of this garage Town of Los Gatos BUILDING DESIGN 3 3.4.2 Minimize the visual impact of larger garages Three cat garages may not be appropriate in most neighborhoods. Where larger garages are customary and appropriate, steps should still be taken to minimize their visual impact on the house and streetscape. Some techniques include: • Using side loaded or split apart garages where possible • Accommodating additional cars in tandem spaces (see diagram on page 19) • Separating the garage doors • Breaking up driveway paving with landscaping and/or special paving 3.4.3 Integrate garage doors into the design with appropriate details Windows in garage doors are encouraged. • Wood doors are encouraged. Use wood trim similar to the house windows Avoid wide favor of ad( as shown above, in ping as below Residential Design Guidelines 26 Town Council Review Draft #3 September 5, 2008 Separating garages can reduce their visual impacts in some cases utilizing individual doors helps to reduce the closely related to the rest of the facade Town of Los Gatos BUILDING DESIGN 3 3.5 ROOFS 15.1 Unify roof pitches • Utilize the same slope for all primary roofs. • Roof slopes for porches may be lower than the primary roof slope, depending on the architectural style. • Dormer roof slopes may sometimes be steeper than the primary roof slope, depending on the architectural style. 3.5.2 Avoid excessive roof form complexity • Avoid multiple floor plan pop outs that produce multiple roof gables. Where roof cave variation is desired, consider vertical wall extensions and dormer roofs, as shown in the example below. 3.5.3 Relate roof overhangs to the architectural style and to the surrounding neighborhood • Some architectural styles (e.g,]Mission and Spanish Eclectic) often come in small and large overhang versions. In those circumstances, tailor the roof overhangs to the general character of the surrounding homes. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 27 Most architectural styles maintain a uniformity of roof pitch Some architectural styles have a different roof pitch for attached porches This is a good example of roof eave variation without excessive complexity Town of Los Gatos BUILDING DESIGN 3 3.5.4 Design dormers with attention to the architectural style and the neighborhood + Avoid. dorme"izes_that -are-out of scale-with the-roof and_ contrary to traditional designs. • Gable dormers, single or an aggregate of multiple dormers, should rarely exceed 50 percent of the width of the roof Shed dormers can be wider. Residential Design Guidelines 28 Town Council Review Draft #3 September 5, 2008 Avoid large gable dormers that dominate the roof Two Los Gatos homes with well scaled dormers appropriate to their architectural styles Or use a shed dormer Town of Los Gatos BUILDING DESIGN 3 3.6 ENTRIES 3.6.1 Provide a clear expression of entry • Orient the entry to the street front. It should be visible from the street. • Provide a separate walkway from the sidewalk to the entry if that is the common pattern for adjacent and nearby homes. Avoid using the driveway as the walkway to the entry unless that is the norm for the neighborhood. In cases where the driveway is used, consider the use of modular pavers or decorative banding. 3.6.2 Design home entries with sensitivity to the architectural style • Most architectural styles have a distinctively unique entry type. Avoid using an entry type that is not part of the style. For example, avoid using projecting entries, especially those with an eave tine higher than the first floor roof, for Ranch Style houses or in Ranch Style neighborhoods. 3.6.3 Design entries with sensitivity to the surrounding neighborhood • Avoid large and formal entries unless that is the norm for nearby houses It is often best to start the design consid- eration with an entry type (e.g., projecting or under eave porch) that is similar to nearby homes. • Houses on corner lots should consider using porches that wrap around from the front to the side elevation, as shown below This can assist in reducing the visual height of taller side walls, and in enlivening the side street frontage. 3.6.4 Entry details are encouraged • Entry columns, railing, steps, and lights are just a few ele- ments that can be used to add individuality to a house. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 29 fntrv under roof Town of Los Gatos BUILDING DESIGN 3 Group windows in a manner that is traditional for the architectural style Most architectural styles have vertically proportioned windows Windows with some depth from the frame to the glass are desirable 3.7 WINDOWS :7.7 Arrange windows in-patterns-and-groupings consistent with the architectural style and surrounding neighborhood • Many architectural styles have individual windows that are grouped into patterns of two, three or more windows. Be conscious of this fact, and organize the windows to comple- ment the style. 3.7.2 Match window types and proportions to the architectural style and to the surrounding neighborhood • Select window types to complement the style of the house. Each architectural style genexally has one or two window types that are traditional to the style. Double hung windows, for example, are common features of Victorian and Crafts- man Styles while casement windows are seen frequently in Mission and Spanish Eclectic styles. • Most architectural styles feature windows that have either vertical or square proportions. Avoid horizontal window proportions unless the style (e.g., Modern or Ranch Style) is clearly supportive of that shape. Horizontal groupings of vertical and square windows are one means of providing visual balance to a facade design. • Limit the number of different window types and propor- tions to enhance the visual unity of the house design. • For second floor additions to existing homes, match the windows on the original first floor. • Match the size and shape of window shutters to the shape and size of the windows. Shutters that ate large enough to cover the windows, if closed, should be the goal. Hinges on shutters to allow their closure are desirable. Avoid very narrow shutters that are clearly not wide enough to cover the window opening. 3.7.3 Match window materials to the architectural style and to the surrounding neighborhood Wood windows are common in Los Gatos. Wood is still the desired choice for styles that traditionally used wood. However, today there are some window materials, such as vinyl clad wood windows that are not noticeably different from wood at a short distance. They may be used if their visual appearance matches wood. • Generally, avoid metal windows. They may be considered acceptable for a Modern Style house, but would be strongly discouraged for all other styles. Residential Design Guidelines 30 Town Council Review Draft #3 September 5, 2008 Town of Los Gatos BUILDING DESIGN 3 3.7.4 Design the windows with attention to matching the traditional details of the architectural style • Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around the windows. The trim width should be matched to the style, but in gen- eral, should not be less than 3 1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than one-sixth of the opening width. • projecting window sills and heads are strongly encouraged unless the architectural style would not normally have those features. • Wood trim is also encouraged on stucco houses unless the window frames are recessed at least G inches from the out- side face of the wall. The use of stucco covered foam trim is strongly discouraged. • Divided lights (i.e., larger window panes broken up into smaller pieces) are common in many home styles found in Los Gatos. Use either vertical or square proportions for the smaller window elements. Be consistent in the proportions (Le., the ratio of the horizontal to the vertical dimension) of the smaller panes. Do not use snap in flat grids to simu- late divided lights. Use either true divided lights or one of the newer window systems that have dimensional muntins on both the exterior and interior of the glass along with a spacer muntin between the panes of glass. Use consistently for windows on all sides of the house. 3.7.5 Special window shapes and styles should he used sparingly • Avoid Estate Home Style windows (e.g., tall arched windows) in neighborhoods where the homes are more modest and informal in character. • Bay windows should be designed with a base element to the ground or with supporting brackets at the base. Sloped roofs should be used and covered with a material that matches the roof material or with metal. Avoid using wall materials between the individual windows of the bay window unless the window is large. Generally, bay windows look best when the windows are close together and separated by wood jambs that match wood sills and heads as shown in the example to the right. Use bay windows sparingly and detail them as an integral part of the design Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 31 Most architectural styles will be complemented by wood trim at the jambs, heads and sills Avoid Estate Style windows like this on smaller, scale homes-...- Town of Los Gatos BUILDING DESIGN 3 MATERIALS ---Use high quality materials Use materials and mixes of materials that are consistent with the architectural style selected. Traditional materials, such as wood and stone, are most desirable, and strongly encouraged. However, the cost of materials and labor for many building components have led to the development of synthetic materials that are often hard to tell from the authentic ones. If any of these substitutes are selected, they must pass the test of looking like the authentic material at a distance of 3 feet if used on the first floor and 10 feet if used on the second floor- Avoid rough textured stucco in favor of a smooth sand finish. Composition roof shingles may be acceptable in lieu of wood shakes. However, shingles should be selected with a texture that is similar to other houses in the neighbor- hood. Use sustainable materials where appropriate. Select materials that are sensitive to the surrounding neighborhood One way of fitting a new house into an existing neighbor- hood - especially if the new house is bigger than many of the others around it - is to use materials drawn from the surrounding neighborhood. An all stucco house might seem out of character in an all wood neighborhood, but the predominant use of wood siding with some elements of stucco can often work. Where stone accents (e.g., chim- neys) are common in a neighborhood, the use of stone at the wall base and elsewhere can assist in making the new home seem better connected to its surroundings. When using a mix of materials, avoid using too many materi- als - two or at most three are enough. Avoid an even split of materials (Le., 50/50) on the facades. It is best to have one material as the dominant surface with the second material playing a lesser role. The use of a two-third to one-third ratio is a good place to start. Small stone base Residential Design Guidelines 32 Town Council Review Draft #3 September 5, 2008 213 stucco • 1/3 wood wall surface wall surface Town of Los Gatos _ BUILDING DESIGN 3 3.8.3 Use traditional detailing • Treat openings in walls as though theywere constructed of the traditional material for the style. For example, be sure to provide substantial wall space above arches in stucco and stone walls. Traditionally, wall space above the arch would have been necessary to structurally span the opening, and to make the space too small is inconsistent with the archi- tectural style. • Openings in walls faced with stone, real or synthetic, should have defined lintels above the opening except in Mission or Spanish Eclectic styles. Lintels may be stone, brick or wood as suits the style of the house. • Treat synthetic materials as though they were authentic. For example, select synthetic stone patterns that place the individual stones in a horizontal plane as they would have been in a load bearing masonry wall. • Select roof materials that are consistent with the traditional architectural style (e.g., avoid concrete roof tiles on a Crafts- man Style house.) 3.8.4 Materials changes • Make materials and color changes at inside corners rather than outside corners to avoid a pasted on loop weir--► Inside YES. !aside APPIlett Oufsrdeoraccfoar Outside Change materiels Not at. and colors at outslde inside'torrrers corners 3.9 ADDITIONS/ACCESSORY BUILDINGS/SECONDARY UNITS • Site additions in the least conspicuous place. In many cases this is a rear or side elevation - only rarely is it a rooftop. • The existing built forms, components and materials should be reinforced. Heights and proportions of additions and alterations should be consistent with and continue the original architectural style and design. • Additions should be subordinate, and compatible in scale and proportion to the historically significant portions of the existing structure. Additions, accessory buildings and secondary units should match the form, architectural • When an addition or remodel requires the use of newly style, and details of the original house constructed exterior elements, they should be identical in size, dimension, shape and location as the original, and Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 33 Use stone or wood lintels over openings in stone walls Town of Los Gatos BUILDING DESIGN 3 Original structure should utilize the same materials as the existing protected exterior elements. When an addition necessitates the removal of architectural materials, such as siding, windows, doors, and decorative elements, they should be carefully removed and reused in the addition where possible. ■ The introduction of window and door openings not char- acteristic in proportion, scale, or style with the original architecture is strongly discouraged (e.g., sliding windows or doors in a structure characterized by double hung windows and swinging doors). • The character of any addition or alteration should be in keeping with and subordinate to the integrity of the original structure. • The amount of foundation exposed on the addition should match that of the original building • Do not add roof top additions where the roof is of historic significance. • Second floor additions are discouraged in neighborhoods with largely one story homes. If horizontal expansion of the house is not possible, consider incorporating a second floor addition within the roof form as shown in the example to the top left. • Second floor additions which are not embedded within the roof form should be located to the rear of the structure. • The height and proportion of an addition or a second story should not dominate the original structure. • Deck additions should be placed to the rear of the struc- ture only, and should be subordinate in terms of scale and detailing New outbuildings, such as garages, should be clearly subor- dinate to the main structure in massing, and should utilize forms, materials and details which are similar to the main structure. • Garages should generally be located to the rear of the lot behind the rear wall of the residence. One cat wide access driveways should be utilized. Residential Design Guidelines 34 Town Council Review Draft #3 September 5, 2008 Addition incorporated into the roof successfully adds space while respecting the integrity of the existing house and the scale of the neighborhood Placing a two story addition to the rear can minimize its impact on the historic resource and the scale of the neighborhood Town of Los Gatos BUILDING DESIGN 3 3.10 ARCHITECTURAL DETAIL 3,10.1 Porches and Entries • Select columns that are traditional to the architectural style of the house. Take care in selecting columns with an ap- propriate width to height ratio for the style. Except for a very few styles, the columns should have appropriate caps and bases with proportions typical of the style. • Provide awell proportioned beam between the column caps and the roof. Size and detail the beam so that it looks like a convincing structural member. It should be visible both from inside and outside of the porch. A common problem is to make this element of the porch too small or to face it with a material (e g., siding) that would not carry the weight above if it were structural, For most architectural styles, molding and trim will divide the beam vertically into three major elements of varying height. • Railings should generally be constructed of wood unless the specific architectural style allows for metal or stone. Provide both top and bottom rails with the bottom rail raised above the porch floor level. • Vertical balusters should be appropriate to the architectural style. Some are quite simple while others may have special shapes. • Take care in designing porch stairs. They generally should match the porch floor (e g, wood) or the sidewalk material if other than concrete (e.g., brick). Note. X111 porches are e4eaed to be usable wid haec a nnniwrnv depth of 6 feet arpreferaby mare, 3.10.2 Balconies • avoid balconies that project more than 3 feet from the face of the building unless they are typical of the architectural style. • Provide supporting brackets or beams that axe large enough to clearly appear to provide structural support for the bal- cony. • Railings should be designed as discussed above for porch railings. For longer railings, intermediate posts with caps and bases should be used to break the railing into smaller increments. 3.10.3 Brackets • Brackets at roof overhangs, balconies and bay windows should be designed to extend to fascia/balcony edge/pro- jecting bay front or slightly beyond. Avoid stub brackets that do not appear substantial enough to support the element above. I Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 35 Porch beam example with good depth and details Some architectural styles suggest simple While others require much more refined details Town of Los Gatos BUILDING DESIGN 3 3.1 U.4 Chimneys • Chimneys should extend to ground level. Avoid cantilevers ----above--the ground... • Chimney materials, size, shape and height should be ap- propriate to the architectural style and to the scale of the louse. Avoid undersized chimneys that are too narrow and too low. Add chimneys for gas fireplaces when the archi- tectural style would normally feature chimneys. • Provide chimney caps that are interesting and appropriate to the architectural style. 3.10.5 Roof flashing and vents • Paint flashing and vents to match the color of the roof 3.10.6 Skylights • First, consider the use of roof dormers or clerestories instead of skylights. • Use flat profile skylights rather than domed models. • Select glazing to avoid the feeling of roof beacons or lan- terns that are highly visible from the street or neighboring properties. 3.11 PRIVACY AND SOLAR ACCESS 3.11.1 Minimize shadow impacts on. adjacent properties • Locate structures to minimise blocking sun access to liv- ing spaces and actively used outdoor areas on adjacent homes. 3.11.2 Minimize privacy intrusions on adjacent residences • Windows should be placed to minimize views into the living spaces and yard spaces near neighboring homes. • When windows are needed and desired in side building walls, they should be modest in size and not directly opposite windows on adjacent homes. • Where possible, second floor windows that might intrude on adjacent property privacy should have sill heights above eye level or have frosted or textured glass to reduce visual exposure. • Bay windows should be avoided on side walls where they would intrude on adjacent residents' privacy. • Second floor balconies and decks should be used onlywhen they do not intrude on the privacy of adjacent neighbors. Residential Design Guidelines 36 Town Council Review Draft #3 September 5, 2008 Town of Los Gatos BUILDING DESIGN 3 • As a general rule, balconies and decks that are more than two feet above grade should try to maintain a distance of ten feet from side property lines and twenty feet from rear property lines when the adjacent use is single family resi- dential. • When allowed, the design of railings should be tailored to the privacy concerns of neighbors (e.g, balcony or deck sides overlooking adjacent windows or actively used yard space should be solid in farm). Open railings should only be used where privacy concerns are minimal. • Landscaping may be used to mitigate privacy concerns so long as the landscaping does not deny solar access to living spaces and actively used yard areas of neighboring homes. • Landscaping used for privacy screening purposes, should be of sufficient size and of an appropriate species to provide such privacy within a two year time frame. • Trees should be twenty-four inch box size. • Shrubs used to promote privacy should be fifteen gallon in size and six feet minimum height at planting • As a general rule, privacy landscaping should be placed with a cone-of-vision defined by a thirty degtee angle from the side window jambs of second story windows. 3.11.3 Design and plan for energy efficiency Design to minimize energy costs by selecting and locating landscaping and windows to block hot summer sun exposure and allow winter sun exposure. 3.11.4 Solar Panels The Town supports the use of alternative energy sources and provides the following advisory guidelines to reduce potential nega- tive visual impacts of solar energy systems. • Design solar panels and any piping to be an integral part of the architecture. • Align solar panel faces with that of the underlying roof slope. Avoid panels with slopes that are different than that of the roof. • Integrate the design of panels into the design of the roof. Avoid a tacked-on appearance. 3.11.5 Minimize exterior lighting impacts on neighbors • All exterior light fixtures should utilize shields so that no bulb is visible and to ensure that light is directed to the ground surface and does not spill light onto neighboring parcels or produce glare when seen from nearby homes. • Decorative residential light fixtures should be chosen rather than strictly utilitarian security lighting fixtures. Faristing New twe one scary Ste home house Avoid second floor masses in locations that would block sun access to adjacent homes t C ! q i Is f Place landscaping in the shaded areas shown on the diagram above to mitigate privacy intrusions on adjacent homes Use deciduous tree to screen walls from hot summer sun Use landscaping to minimize energy usage Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 37 Avoid placing windows in locations that would look into adjacent neighbors' windows or active private yard spaces Town of Los Gatos BUILDING DESIGN 3 3.72 SUSTAINABLE DESIGN --Sustainabil ty_and the conservation-of natural resources are_im-... portant issues to Los Gatos residents. Sustainability refers to the use of natural resources in a manner that ensures their continued availability to future generations. The Town believes that historic preservation is the most sensitive path to sustainability, but recognizes that this is not always possible, and that an emphasis on green building can be an effective means of promoting the conservation of natural resources. The term green building is often used to relate sustainabilitp to development. Green building addresses a broad range of techniques to reduce the consumption of natural resources during construction and over the lifetime of a home. These include designing structures to be energy and water efficient, utilizing building materials that reduce resource consumption and improve indoor air quality, and taking maximum advantage of renewable energy resources. The Green Building Strategies and Materials in Appendix D contain design strategies that: • Maximize the use of renewable energy resources for heating, cooling and lighting. • Conserve energy and water. • Reduce consumption of nonrenewable resources and im- prove air quality • Provide a list of various sources for "green building" infor- mation and their web sites. Residential Design Guidelines 38 Town Council Review draft #3 September 5, 2008 Town of Los Gatos - - HISTORIC RESOURCES 4 HISTORIC RESOURCES Los Gatos has a wealth of older homes that provide a strong con- nection to the Town's past, add to the visual richness of many neighborhoods, and provide a diversity of home size and style. These historic resources include many homes constructed prior to 1941, and may be found throughout Los Gatos as well as within the Town's four designated residential historic districts. It is Town policy to preserve these resources whenever possible and practicable, and to require special care in the remodeling of and additions to them. All Pre-1941 structures have the potential to be historically sig- nificant. Therefore, requests to demolish, modify, or expand these structures must receive approval by the Town. Pre-1941 structures determined to be significant and all construction within the historic districts will receive additional design review scrutiny pursuant to the Town's adopted development review process. The following design guidelines are generally mote prescriptive than those contained earlier in this document, and reflect the de- sire to maintain the integrity of the Town's historic resources and districts. 4.1 APPLICATIONANFORCEMENT These guidelines apply to all properties within the boundaries of designated Historic Preservation Overlay Zones, Landmark Sites, and to all residential buildings constructed before 1941. Exception: Some Pre-1949 buildings may be approved for removal from the Toam'r Historic Resources Inventory. 4.2 HISTORIC PRESERVATION Historic places help us understand and remember where the have been and plan where we should be in the future. To this end, preser- vation is a valuable planning tool which can increase property values, promote and revitalize neighborhoods, and foster a sense of com- munity pride. Recognizing the value of Los Gatos' historic resources, the Town Council has expressed on-going support of preservation planning in the Towns General Tian, adopted a Landmark Historic Preservation Ordinance in 1976, and created the Town's Historic Preservation Committee. Historic Resources The Town tecog -dzes a historic resource as follows: • Any structure/site that is located within an historic district (Broadway, Almond Grove, Fairview Plaza, University/ Edelen, and Downtown Commercial); or • Any structure/site that is historically designated; or • Any primary structure that was constructed prior to 1941, unless the Town has determined that the structure has no historic significance or architectural merit. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 39 Town of Los Catos HISTORIC RESOURCES 4 Inventories have been prepared which document most Town historic buildings. This inventory includes information on the architectural style and historical facts regarding the structure or - - site. Especially significant buildings or sites have been designated Landmarks, and historic neighborhoods and commercial areas have been designated Preservation Districts. Historic Preservation Committee The Historic Preservation Committee consists of five members who are all Los Gatos residents. Three are members of the public who are appointed by the Town Council. The other two members are from the Planning Commission who are appointed by the Planning Commission Chair. The Committee is composed of professional and lay members with demonstrated interest, competence or knowledge in historic preservation.. Historic Resources Advantages to Property Owners Owners of historic properties enjoy a number of advantages: • State Historic Building Code Owners of identified historic buildings can utilize the State Historic Building Code in lieu of the Uniform Building Code. Use of the Historic Code allows some flexibility and can result in a minimum of 10% cost savings. • Federal Income Tax Credits From time to time, historic buildings may be eligible for federal income tax credits based on their rehabilitation costs. At the present time, income producing buildings listed on the National Register of Historic Places may be eligible. Single-family residences may become eligible in the future. For more information, please consult the State Office of Historic Preservation or your tax advisor. • Technical Assistance Routine maintenance, extensive restoration or rehabilita- tion and additions must be done carefully to ensure that the architectural character and therefore the value of the building is not diminished. The Community Development Department and the Historic Preservation Committee can assist you with historic preservation technical assistance. • Property Values Landmark status carries with it a certain amount of prestige which can lead to an increase in property value. • Neighborhood Protection Plan Historic designation generally controls the size, quality and scale of new construction and also restricts demolition, thus protecting the character and quality of the neighborhood. Town of Los Gatos HISTORIC RESOURCES 4 4.3 APPROVAL PROCESS FOR HISTORIC RESOURCE ALTERATIONS Applicants of historic properties ate only charged fees applicable to non-historic properties. There are no additional fees applied to applications for historic properties. Applicants are encouraged to first consult with. Community Development planners prior to the formal submittal of a building permit or a development application to ensure the work proposed meets Town Code requirements and policies. MINOR REPAIR If minor repair work is proposed and the materials will be re- placed in kind, only a building permit will be required. MINOR EXTERIOR CHANGES The following process is for sites that are within an historic district or have a Landmark Designation. Minor exterior changes include: • Residential first floor addition • Residential addition less than 100 square feet to an existing second story. • Residential accessory structure 450 square feet or less which is visible from the street or Victory Lane. • Garage/carport 450 square feet or less. • Residential exterior modification. Application: An appfication for Alinor Development in an Historic Distract is re- quired: Review: Town staff will review the appheattoa to ensure itmeets Town Code. The applcation will then be scheduled for review by the Historic Preservation Committee. Action: The Historic Preservation Committee udll consider the matter at a puhlk meeting and can either approve, deny or continue the matter. There is a ten day appealpniod on all final actions taken by the Committee. Ap- peals will be masidered by the Planning Commission. MINOR RESIDENTIAL DEVELOPMENT The following process is for any historic structure. Nfinor residential development for historic properties include: • New second story. • Second story additions exceeding 100 square feet. • Accessory structure exceeding 450 square feet. • Reduction of side or rear yard setbacks for accessory struc- tures that are visible from the street or Victory Lane. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 41 Town of Los Gatos HISTORIC RESOURCES 4 Reconstruction of a portion of a single family or two family dwelling with a nonconforming setback. _Application:_ An application for Minor Residential Development is required. Review: The To"I Historic -Resourceslnventory coxid a surveys of the majority of Los Gatos' Pre-1941 structures. Each structure surveyed was rated and arsigned a rtatus code which reflects the historic status of the stainwre. The rating was bared on codes established by the State Office of Historic Preservation at the time the inventory was taken (Appendix E). Applications for Pre-1941 siructirres with a rating above 7S shall be reviewed by the Town staff and the Historic Preservation Committee. Applications far Pre-1941 strrrctvres with a rating 7S or under that do not have an LHP Overlay Zone shall be reviewed by Town staff.' Town staff will review the application to ensure it meets Town Code. If required, the applcation will then be scbeduled for review by the Historic Preservation Committee. The Historic Preservation Committee will con- sider the matter at a public meeting and widl either recommend approval or denial of the application or continue the matter. Action: If the application can he approved by the Director of Community Development, a `Notice of Intent to Approve" will be mailed to the neighbanng residents and property owners. If no opposition is received, the application is approved. If opposition is received and the mattercan- not be resolved, the mattermll be forwarded to the Planning Commission for consideration. Residential Design Guidelines 42 Town Council Review Draft #3 September 5, 2008 Town of Los Gatos HISTORIC RESOURCES 4 4.4 HISTORIC DISTRICTS The Town of Los Gatos has four designated residential historic districts. Their general locations are shown below. A larger map is included in Appendix 13. • Almond Grove Historic District • Broadway Historic District • Fairview Plaza Historic District • University-Edelen Historic District 4.5 DEMOLITIONS Demolition of any contributing structure in historic districts is forbidden absent a cataclysmic event or upon determination by the Deciding Body that demolition is necessary for the proper restora- tion of the structure. In the event of demolition as a result of a cataclysmic event, the structure shall be reconstructed to match the structure existing immediately prior to the cataclysmic event or a previous structure on that site. Additions, alterations, and removal of non historic additions may be approved as part of the reconstruction process, provided the contributing historic elements of the structure are maintained, and the changes and/or additions could have been approved if the structure had not been damaged. Note that "Demolition" is defined differently for historic struc- tures and non-historic structures as described in the sidebar to the left on page 42. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 43 Town of Los Gatos HISTORIC RESOURCES 4 HISTORIC DISTRICT RESIDENCES Residential Design Guidelines 44 Town Council Review Draft #3 September 5, 2008 Town of Los Gatos HISTORIC RESOURCES HISTORIC DISTRICT RESIDENCES 4 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 45 HISTORIC RESOURCES Town of Los Gatos 4.6 PRE-1941 STRUCTURES Pre-19_41. structures have the potential to be historically significant, but not all will necessarily be classified as historic. Applications for removal, remodeling, or additions to structures constructed prior to 1941 will be reviewed by staff to determine their historic merit and contribution to the surrounding neighborhood. An initial evaluation will be made utilizing the 1991 Historical Resources Survey ProjectforLos Gatos. Staff may, at the discretion of the Community Development Director, refer a project application to the Historic Preservation Committee for its input and recommendations. Demolition of structures deemed to have special merit or con- tribution to the surrounding neighborhood may not be permitted. Proposed changes to existing structures will be carefully reviewed to ensure their compatibility with the original structure and the surrounding area. 4.7 PROTECTED EXTERIOR ELEMENTS • The protected exterior elements of a structure include all elements on all of a building's elevations and roof. • Protected exterior elements are defined to include, but are not limited to, those elements outlined in the sidebar to the left Other exterior elements of a particular building may be protected as determined by the Deciding Body. I Examples of some character-defining elements Residential Design Guidelines 46 Town Council Review Draft #3 September S, 2008 Town of Los Gatos HISTORIC RESOURCES 4 4.8 REST0RATION/REHABILITATION/ RECONSTRUCTION The restoration of a historic resource involves the return of a struc- ture to its original form and appearance by means of the removal of features from otherperiods in its histag and the reconstradion of musingfeaturesfrom the original design. The rehabilitation of a historic resource involves repairs, alterations, and additions to the original structure while preserving those portions orfeatures thatconvey its historic, cultural, or architectural ualues. For additions to a historic resource, applicants should also refer to Section 4.9. Additions to Structures below. The reconstruction of a historic resource is the act orprocess of depict- ing, by means of new construction, the form, features, and detailing f' a non surviving site, landscape, building, structure, or object for the purpose of replicating its appearance at a speaf c period of time and in its historic location. 4.8.1 General Guidelines • The mass and scale of building expansions of contributing structures should be subordinate to the historically signifi- cant elements of the original structure. • The Neighborhood Pattern standards contained in Section 2 and the Building Design standards in Section 3 apply to historically significant structures unless in confiictwith more restrictive standards contained in this Historic Resources section. • All protected elements of the existing exterior facade should be retained and, if necessary, repaired. • When a remodel requires the use of newly constructed ex- terior elements, they should be identical in size, dimension, shape and location as the original, and should utilize the same materials as the existing protected exterior elements. • Any alteration of an existing structure should incorporate and continue the form, architectural style, materials, and details of the existing structure. • All exterior elements including, but not limited to, roof lines, porches, doorways, windows, trim and siding should be consistent with and continue the architectural style and design of the original structure 4.8.2 Building Materials • Use natural/original construction materials (e.g., realwood siding, rock, brick, shingles, plaster) which match and are consistent with the existing materials of the structure. The use of faux rocks or stone is prohibited. Residentia[ Design Guidelines Town Council Review Draft #3 September 5, 2008 47 Town of Los Gatos HISTORIC RESOURCES 4 original doors and windows should be retained and repaired Simulated divided lite windows may be considered on a case-by- case basis . New materials should identically match original materials in shape, size, dimension, texture and pattern. Metal used as flashing, screening, gutters, and utility services and other traditional elements are acceptable. • Composite, synthetic, metal, vinyl, plastic or fabricated/ imitation wood products, painted brick or imitation used brick will generally not be approved. However, some ex- ceptions may be made on a case-by-case basis when the decision making body determines that the replacement is consistent with the appearance of the original material, and that a lay person would be unlikely to discern the difference. The burden of proof will reside with the applicant. Mate- rial samples, photographs and specific locations where the material may be seen in use will all assist in the evaluation of alternative materials. • The decision making body may approve an acceptable alter- native to the original building material if use of the original material is not feasible due to unreasonable cost and com- mercial availability, or health and safety considerations. 4.8.3 Doors • original doors should be retained and restored. New replacement doors for Victorians should not be flush, but of raised or flat panel design. • Front doors generally should be painted, not stained. Not applicable to Misnon Revival/Mediterranean style structures. • Screened doors should be real wood framed of simple de- sign unless patterns can be shown to fit the existing style. 4.8.4 Windows and Glass in doors • Original windows, glass and window decorations should be retained and restored. • Replacement of only the deteriorated portions of the win- dows is recommended rather than the replacement of the entire window. • New or replacement windows should be wood-sashed and muntined if applicable. • Sills, lintels, frames, sashes, muntins, and all decorations should be identically replaced. • All elements of new windows should be identical in size, shape, proportion, and dimensions as the original windows of the building, or consistent-with traditional sizes, propor- tions and dimensions of buildings of the same architectural style, design and era. • Windows should be constructed of real glass, and window Residential Design Guidelines 48 Town Council Review Draft #3 September 5, 2008 when appropriate to the original structure Town of Los Gatos HISTORIC RESOURCES 4 frames should be constructed of real wood - not vinyl, metal or plastic. Mood sashes may be vinyl or metal clad if the window frame and dressing is designed consistent with the historic context of the building. • All lites (panes of glass) should be true divided lite, not artificial or snap-in grids. Simulated Divided Lite windows are permitted when the details of the window provide projecting muntin elements on the exterior and interior of the window along with a spacer muntin between the panes of glass (See example to the left). • New arched, angled, and/or octagonal windows are discour- aged. • Large expanses of blank exterior walls without windows are discouraged. 4.8.5 Bay Windows Size, shape, proportion, dimension, type of foundation, and, roof material and style of bay windows, whether restored or of new construction, should be identical to the original or existing hay windows of the structure. New bay windows may be added to the building in loca- tions where no hay windows previously existed. These new bay windows should be identical to and replicate the style, design, size, shape and proportion, type of foundation and roof of other bay windows existing on structure. If tbete are no existing bay windows on the structure, new bay windows should be built in the same size, shape, dimension, propor- tions, material and type of foundation and roof typical of the architectural style. Nfetal frame kitchen garden windows are prohibited. Generally, traditional architectural styles will require either a foundation to the ground or substantial supporting brackets below a bay window. Floating windows without support, as shown for the bow bay window example to the right, are rarely appropriate. • New bay windows are permitted only when the applicant groves to the Deciding Body that they are consistent with existing style, design and character of the structure. 4.8.6 Chimneys • good-framed chimneys are prohibited useless their exteri- ors are covered with brick or river rock veneers. Masonry veneers may be used. However, they should be detailed exactly as the solid construction that they are emulating. • Stucco Mission Revival or Mediterranean style houses may have stucco covered chimneys. Masonry and stucco chimneys are preferred Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 49 Match bay windows to the architectural style of the house for use on a historic resource structure Wood clad chimneys are prohibited _ Town of Los Gatos HISTORIC RESOURCES 4 • Painted metal stove pipe projections of less than four feet are permitted in less visible locations of the structure. T-he-si-ze,-shape; dimensions, design-and--patterns of new and reconstructed chimneys should match those features of the existing structure. • Chimneys should not be cantilevered and stone or stucco chimneys should be narrower at the top than at the base. • Chimneys should have clay, slate or stone caps. Metal caps may be acceptable if they are not readily visible. • Chimneys appropriate to the structure and architectural style, as described above, should be provided at new gas fireplaces even when a full height chimney is not required for the functioning of the fireplace. 4.8.7 Porches • Existing front porches, railings, posts, corbels, roof cover- ings, ceilings, floors, steps, mouldings, trim, gingerbread, and other decorative features should be retained and restored using original materials, or identical material of same size, shape, proportion, pattern and in the same locations. • Removal or enclosure of porches is inappropriate. • Construction of new porches should consist of materials of the same size, shape, dimension and pattern as contrib- uting structures of similar style and design in the district or neighborhood. New porches should be in appropriate locations on the structure. • Additional porch or decorative elements (e.g., gingerbread brackets) should not be added if they did not exist histori- cally. • Painted wooden steps and flooring should usually be used on a wooden porch. Brick or poured concrete steps and floor surface should be used on a brick or stucco porch. New concrete or masonry porch floors are prohibited on Victorians or Craftsman/Bungalow style houses. • The design and materials for porch skirts (the vertical face between the porch floor and grade) should be consistent with the main structure and the architectural style. • Minor alternations of existing porches are permitted on contiibuting structures only when the applicant proves to the Deciding Body that the alteration is consistent with the existing style, design and character of the structure. Residential Design Guidelines 50 Town Council Review Draft #3 September 5, 2008 Restore porches to their original form and detail whether simple, as above, or decorative as below- Town of Los Gatos HISTORIC RESOURCES 4 4.8.8 hoofs, Gables, Eaves and Overhangs • Roofs should maintain their original size, shape and pitch. • Any changes in roof area, roof line, roof coverings, cave depth or materials should be consistent with the existing structure. • In general, original gables should be retained. Restore brackets and decorative details that were original to the structure, but avoid adding elements that were not integral to the original design. • New gables may be added only where consistent with the existing style and design and approved by the Deciding Body. In general, gable ends should be symmetrical. • Eaves and fascias should be constructed of wood. • For original roofs with wood shingles or shakes, coverings of fireproof composition materials and dark colors in a heavy profile are acceptable where they are made to resemble wood, if they are compatible with the architectural style of the building • Mission Revival or Mediterranean style structures should have file roofs of a color, texture, thickness and shape to look like the original clay roof tile. • Clay and concrete tiles should be avoided on structures with wood or shingle siding. • Plastic and modern style tiles are prohibited. 4.8.9 Siding (General) • Siding materials and placement on the structure should be appropriate to the existing style and design. • All existing siding should be restored and retained wherever possible. 4.8.10 Wood siding (Victorian/Craftsman) • Siding should be real wood and not a composite, synthetic or fabricated wood product. Finger jointed wood siding is acceptable. • Metal and vinyl siding products are prohibited. • New siding should identically match the existing siding in size, depth, width, pattern, and should match the existing cut or bevel in siding in angle, slope, type width and depth of cut, if any. • Old deteriorated shingles may be replaced. However, new shingles should match existing shingles in size, shape, di- mension and pattern. Avoid asymmetrical gable ends like this Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 51 Heavy profile fireproof composition shingles may be used as a replacement for wood single and wood shake roofs Restore gable and eave details, but don't add features that were not original to the house Maintain the siding scale and patterns of the original structure Town of Los Gatos HISTORIC RESOURCES 4 Siding material should run from the foundation to the roof, unless existing pattern of the house varies, in which case it must match the existing pattern. 4.8.11 Stucco Siding (Mission Revival/Mediterranean/ Craftsman) • Stucco and stucco patterns should be retained and duplicated to identically match the existing. • Stucco should be sand textured, finished and colored to match the existing, or to match other contributing structures of the same style in the district or neighborhood. 4.8.12 Fences and Walls • All existing picket and ornate wire fences, rock walls and front yard concrete walls should be repaired and retained. • Replacement or newly constructed fences or walls should match those existing on the property, or should match those of other contributing properties on that block. Plastic fenc- ing is prohibited. • Introduction of new rock wall patterns or new types of rocks or veneers in walls, not already existing in the district or neighborhood, is prohibited. • Mortar should also match existing in color, texwte, joint width and profile. • New fencing within the front setback should be of open design, constructed of wood, ornate wire (does not include chain link) or wrought iron and should be consistent with those existing in the district or neighborhood. • Covered gateways and arbors are permitted pursuant to Town Code. Side and Tear yard fencing should be of tradi- tional construction and materials and should be consistent with prevalent fencing in the district or neighborhood. 4.8.13 Decorative Trim/Mouldings/Gingerbread • All existing decorative trim, mouldings and details should be repaired and retained. • Replacements should match the existing in materials, size, shape, dimension, location and pattern. • Addition of new trim, moulding, and gingerbread on new construction should be located and continued in the exist- ing pattern around the exterior of the structure in order to maintain consistency with the original style and design. • Excessive or inappropriate use of gingerbread or other decorative materials is prohibited. • The addition of new trim, moulding, and gingerbread on areas where they did not previously exist is discouraged. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 Traditional wood picket fences and arbor gateways are common features in many Los Gatos neighborhoods Brick and stone retaining walls, common in many Los Gatos neighborhoods, should be retained and restored Decorative features should be retained Town of Los Gatos HISTORIC RESOURCES 4 4.8.14 Colors • For Victorians, traditional three or four color painting pat- terns are encouraged. • For Craftsman, traditional colors are encouraged. • For Mission Revival/Mediterranean, the traditional use of earth tones and red-hued roofing materials is encouraged. 4.8.15 Garages Style, roof pitch, proportions, and the overall design of the garage or carriage house, as well as building materials and architectural details, should be consistent with those of the era of the house. • Exterior features of garages which are more modern or con- temporary than the style of the house for which the garage is being built are discouraged. This includes features such as aluminum or roll up doors, aluminum frame windows, and other elements. Garages should be detached and set back behind the front facade of the house. They may be connected to the house with a breezeway. If garages cannot be detached due to unique site conditions, the garage should be located behind the house or recessed as far as possible from the plane of the front facade, and shall not exceed 50% of the combined house and garage frontage. 4.8.16 Solar Panels • Design solar panels and any piping to be an integral part of the architecture. • Install solar panels so that they do not damage or obscure character defining features of the house. 4.8.17 Interior Features • If an owner desires to take advantage of federal tax incen- tives for preservation, they should retain original mate- rial, architectural features, hardware, original paint colors, plaster, wallpaper, and other historical elements, wherever possible. • The tax incentives can total 20 percent of the rehabilitation costs. The structure must be historic as certified by the Na- tional Park Service, must be income producing (apartments, retail, etc.), and must conform to the rehabilitation stan- dards set by the Department of the Interior. The program is administered by the National Park Service, the IRS, and individual state historic preservation offices. • Repair and restore original materials wherever possible or, replace with identical, replicated materials. Eafth_ colorsanrl:retl rile rpofs are:encouraged for:Mission Reviya! and Mediterranean Styles Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 53 Garage form, materials and details should be consistent with the main structure Town of Los Gatos HISTORIC RESOURCES 4 4.9 ADDITIONS/ACCESSORY BUILDINGS/SECONDARY Follow the provisions set forth in Guideline 3.9 on page 33. 4.10 NEW CONSTRUCTION This section applies only to new houses constructed within one of the Town's designated historic districts • Replacement of an existing character-defining or historic structure with a new structure is strongly discouraged. • If the deciding body has any doubt about whether a project is compliant with the following, the application should be denied: New structures sbould be built its the same style and design of contributing structures in the district. In general, Victorian, Crafts- man/Bungalow, and Mission Revival/Mediterranean styles are the contributors to Las Gatos' historic districts. Exact dufilication is neither required or encouraged Strict adherence to achieving consistent' with a traditional, recognised architectural style and design of a contributing structure in the district is required. New Victorian and Craftsman style structures mustaccura&yl replicate the traditional style, design and integrity of those contnbut- ing structures in the district. • Replacement of a noncontributing structure is accept- able. • The established contextual patterns and rhythms should be respected. It is perfectly acceptable that a new "style" be introduced, if it is in keeping with the neighborhood. Historically that has occurred throughout the development of the Town of Los Gatos. • New structures should not create a false sense of the his- torical development of the district. • Conform new structures to the existing and/or required setbacks, and replace the "footprint" of the original struc- tures if any. • Respect the established site patterns and harmonize with neighboring buildings and existing topography. Exceptions might occur at corners, or where unusual existing condition or neighboring structures create a special condition. • Respect the street pattern created by open space. • New construction should be in keeping with the existing neighborhood. It should be especially sensitive to the height and scale of the homes on immediately adjacent parcels. Residential Design Guidelines 54 Town Council Review Draft #3 September 5, 2008 Town of Los Gatos HISTORIC RESOURCES 4 Front facades should appear similar in height to those seen historically in the block. Taller portions should be set back further on the lot. • When a new project has more square footage than the surrounding structures, reduce the scale of the structure with sensitive design treatments. Setbacks, overhangs, bay windows, changes in roof slopes, and facade ornament are all methods for reducing the scale of a structure. • Floor to floor heights should match the floor to floor of adjacent contributing structures. • The proportion of window and door openings in new construction should be similar to that of the existing sur- rounding architecture. • Porches on new structures should have proportions, ma- terials and roof slopes similar to original poaches in the district. They should also have depths similar to contribut- ing structures in the district which normally allows for the placement of furniture on the porch. 4.11 NONCONTRIBUTING STRUCTURES This section applies only to existing houses located within one of the Town's designated historic districts 4.11.1 Remodel to a Contributing Status • Owners of noncontributing structures within the Towns historic districts are encouraged to remodel them into the style and design of a contributing structure in the district. • Structures most suitable for this type of remodel axe those that would likely have been classified as contributing structures absent previous remodel work or additions that were not sympathetic to the original architecture of the structure. • In some cases, it may also be possible to make changes that would convext an otherwise non-descript structure into a contributing structure for the district. In general, Victorian, Craftsman/Bungalow, and Mission Revival/Mediterranean styles are the contributors to Los Gatos' historic districts. • An applicant must produce photographs, counts, and docu- mentation of the location of existing structures of that style in the district or reference materials indicating consistency with contributing styles in the district. • All exterior elements subject to review should be consistent with the proposed style. • Remove previous additions and alternations that are not consistent with the architectural style of the structure and the district. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 55 Town of Los Gatos HISTORIC RESOURCES 4 • Carry out exterior changes to the building facades and ad- ditions using the guidelines in Section 4.8, 4.9 and 4.10. 4.11.2 Remodel to a less thdn ConfribufingStAtis • Owners not wishing or unable to remodel to the extent necessary to bring a structure up to contributing structure status are never-the-less encouraged to make changes that are sensitive and supportive of the integrity of the historic district. • Additions or alterations to noncontributing structures should not disrupt the prevailing rhythm of setbacks on the block. • The front of the house should be oriented toward the street and the front entry clearly identified. • Additions to noncontributing structures should have a similar mass to the surrounding neighborhood. For ex- ample, the addition of a second floor on a noncontributing structure in a largely one story neighborhood would be strongly discouraged. • Front elevations should be similar in scale to those seen traditionally in the district. • Simple gable or hipped roofs with a pitch similar to those in the district are generally appropriate. Complex or unusual roof forms are strongly discouraged. • Window and door types, sizes, and proportions should be similar to the contributing structures in the district. The number of window types on a structure should be limited. Window and door trim should also be similar in material and size. Building materials and finishes should be similar to those of contributing structures in the district. Large amounts of glazing or the use of metal materials is discouraged. Roofing materials should also be similar to those used on nearby contributing structures. • Exercise restraint on the use of decorative details on non- contributing structures. Residential Design Guidelines 56 Town Council Review Draft #3 September 5, 2008 Town of Los Gatos GLOSSARY 5 Arbor A wood lattice entry feature, often with flowering land- scaping, sometimes used to define the entry to a house at the front sidewalk. Balusters The upright portion of the row of support for a porch or stair railing Clerestory A portion of an interior rising above adjacent rooftops and having windows admitting daylight to the interior. Corbel A projecting block, sometimes carved or molded, that acts as a means of support for floor and roof beams as well as other structural members. Balustrade A series of balusters surmounted by a hand rail. Basement An enclosed area that extends more than 4 feet above the existing or finished grade in any location. Basements are included in the Floor Area Ratio calculation. Whichever grade (existing or proposed) results in the lowest profile of a building shall be used. Bay Window A window projecting outward from the maim wall of a building. Belly Band A continuous horizontal band of brick, stone or wood on the exterior wall of a building, used for decorative purposes, or as a means of breaking up a large expanse of wall surface. Also know as a Belt Course. Bow Winnow A rounded, rather than rectangular or angular, bay win- dow - usually forming a segment of a circle. Brackets PLvn or decorated projecting support members found under eaves or other overhangs. Craftsman Style A traditional architectural style of the early 20th century, incorporating locally handcrafted wood, glass, and metal work, that was simple and elegant. A reaction to Victorian opulence and the increasingly common mass-produced housing elements, the style incorporated clean lines, a sturdy structure and natural materials. Cupola A small domed or peaked structure crowning a roof or tower. Dormer A vertical window projecting from the slope of a roof. Gable dormers have gable roofs while shed dormers have one plane sloped roofs. Divided Lite Windows divided into smaller segments of glazing by intermediate dividing members called muntins. Fave That portion of the roof which projects beyond the walls. Facade The face or elevation of a building. Carriage House Fascia The combination of a residential unit or living space A flat board used to cover the ends of roof rafters. located above a garage or other accessory structure. Casement Window A window containing two opening segments with hinges on their vertical edges and separated by a vertical frame element. Cellar A room or rooms beneath the train floor of the house used for living space or storage which does not extend more than 4 feet above the existing or finished grade. Cellars are not included in the Floor Area Ration calcula- tion. Whichever grade (existing or proposed) results in the lowest profile of a building shall be used. Flashing Metal sheet material used to cover open joints of exterior construction such as roof valley joints or roof parapet joints to make them waterproof. Gable The triangular portion at the end of a roof composed to two downward sloping planes on either side of a central, horizontal ridge. Garage: Side Loaded A garage with its entry doors located at an angle (usually a right angle) to the street which provides vehicular ac- cess to the garage. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 57 0- 0 Town of Los Gatos GLOSSARY 5 Garage: Split Mission Style A garage which utilizes multiple doors divided by vertical A style of architecture associated with that of the early supports in lieu of a single laggeK door. 5apish Colonial missions in Mexico and the southwest- - - - - - Garage: Tandem A garage with one car parked behind another rather than side-by-side. Gingerbread Highly decorative scrolls, lacework and other applied wood details associated with the Victorian Style. Great Room A large living space, often a family room, and generally characterized by an interior ceiling height larger than the remainder of the house. Hillside Areas Areas identified on the Town of Los Gatos Hillside Area Map. Historic District An area designated as a "Historic District" by ordinance of the Los Gatos Town Council. Historic Preservation Committee A Town Committee consisting of five members who are all Los Gatos residents. Three are members of the public who are appointed by the Town Council. The other two members are from the Planning Commission who are appointed by the Planning Commission Chair. The Committee is composed of professional and lay members with demonstrated interest, competence or knowledge in historic preservation. Juliet Balcony A shallow projecting balcony, usually with a depth of three feet or less. Suitable for potted plants, but not large enough for furniture. Lattice An openwork grill of interlacing wood strips used as screening or as a base for climbing landscaping Mortar A mixture of sand, lime, cement, and water used as a binding agent in masonry construction. Mullion A heavy vertical divider between windows or doors. Muntin A secondary framing member used to divide and hold the panes of glass in a multiple-lite window or glazed door. Pergola See Arbor. Pop out An interior space that projects out from the main exterior wall. A fray window is a pop out. Porch Skirt A screen, usually wood or non-structural masonry, used to cover the front and sides of a porch projection from the floor beams to ground level. Pot Shelf A shallow horizontal wood or metal projection from an exterior wall, supported by brackets and used for the display of potted plants and flowers. Ranch Style An architectural style first popularized in the 1930s and extremely popular during the 1950s to 1980s. The style is often characterized by one story profiles with low, roof lines, simple floor plans, attached garages, and large windows and sliding glass doors. Roof Pitch The angle of the sloped planes of a roof - often expressed in the rise in inches for every foot of horizontal distance, as in a 4 in 12 pitch. Lintel A horizontal top member of a window, door or other Roof Ridge The hrizpnraLlinP {nrmP,rj when fictrn reef C73rfiaf PC opening meet. Massing Setbacks The three-dimensional form of a building. The horizontal distances a structure is held away from the Media Center adjacent property lines. Also used to describe the off-set A room used generally for television and multimedia distances between horizontal or vertical wall planes of a viewing. ern United States. structure. Residential Design Guidelines 58 Town Council Review Draft #3 September 5, 2008 Town of Los Gatos GLOSSARY 5 Sill The framing member that forms the lower side of an opening, such as a window or. door sill. Soffit The exposed underside of an arch, cornice, balcony, beam or roof overhang. Towers/Turrets A structure whose height is usually much greater than its width - often used as entry or focal point features of more formal style houses. Trellis A horizontal light framework, freestanding or project- ing from the face of wall, used for the purposes of sun shading and/or the support of vines. Victorian Style The .revival of an eclectic architectural style popular in English-speaking countries during the reign of Queen Victoria. It may vary from simple classic homes to ones with substantial amounts of ostentatious ornament. Widows' Walk A railed rooftop platform, originally on a coastal house and designed to observe vessels at sea. The name comes from the wives of mariners who would watch for their spouses to return; in some instances, the ocean took the lives of the mariners, leaving the women as widows. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 59 Town of Los Gatos APPENDICES Residential Design Guidelines 60 Town Council Review Draft #3 September 5, 2008 Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook How to Read Your Neighborhood A guide to assist in understanding a neighborhood's design context F^ jj ~ft r ~1 Town of Los Gatos Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 61 Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook INRODUCTION Town of-Los_ Gatos_Character Los Gatos is a community of homes with a wide variety of residential styles and unique neighborhoods. Small bungalows of the Nineteenth Century share street frontages with newer and larger house. While some of the Town's neighborhoods, such as the Mid Twentieth Century subdivisions with Ranch Style houses, have a relative homogeneity, others have developed over a longer period of time and contain a great deal of diversity: However, amid all of the various styles and diversity, the Town's indi- vidual residential neighborhoods do have a great deal of visual -unity as a result of a respect for one's neighbors and a recognition that the quality of Los Gatos neighborhoods benefits greatly from efforts to enhance and reinforce the positive features of the neighborhoods that have grown over a period of many years. Community Expectations Los Gatos will continue to change and evolve over many decades to come. A diversity of architectural styles throughout the community will continue to be expected and valued. Residents of the community wish to see the many positive qualities of the Town's neighborhoods preserved and enhanced, while recogniz- ing that the needs of families and the nature of a home's living space will continue to change with time. It is the community's expectation that these changes will occur within a context of sensitivity and respect for the surrounding neighborhhod and those qualities that have made Los Gatos unique in the Say Area. Purpose of this workbook In evaluating applications for new residential construction, additions and renovations, neighborhood compatibility will be given the highest con- sideration. This workbook is intended to assist property owners and their design professionals in focusing attention on the immediate neighbor- hood around their parcels. While a broader neighborhood context may be appropriate in some situations, a new residential project will likely have its greatest impact on the existing homes nearby. Sensitivity to the pattern, size and scale of this context will assist in integrating new projects into their individual neighborhoods. And, the use of some of the architectural and landscape vocabulary drawn from the neighborhood can enhance the visual unity of the neighborhood. This workbook focuses on the major elements that seem to most frequently serve to either unify residential neighborhoods or snake an individual house uncomfortably stand out from its neighbors. How to use this workbook The workbook is set up to allow a quick inventory of conditions in the area closest to the subject parcel - those that are most likely to be seen in lion with numbers assigned to nearby parcels. Observing the conditions that occur on each of the properties will assist in completing a summary at the end of the workbook which notes the major features that predomi- nate in the immediate neighborhood. As you look at the specific conditions outlined in this workbook, also take time to observe the many other features that add diversity and visual richness to the neighborhood A few of these are noted in the sidebar to the right. Residential Design Guidelines 62 Town Council Review Draft #3 September 5, 2008 Town of Los Gatos _ APPENDIXA How to Read Your Neighborhood Workbook Doors 1 Car Wide Garage Location on the site = o Garage IM' I ! F4-11 'Housa .i .~y Garagi -r 1 Rouse i 1 In. Neighborhood Patterns l I 1 Rouse Garage Building Heights 11 gable., hip or shed dormers ❑ ftno'l I ❑ ❑ ❑ ❑ ❑ gable, hip arshed dormers ❑ ❑ on❑ Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 63 Immediate Neighborhood Parcels Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Craftsman Bungalow Architectural Styles 1 Spanish J Mission Revival Colonial/Greek Revival 5 or more 2-4 0-1 Victorian ltalianate 5 or more 2-4 0-1 Residential Design Guidelines 64 Town Council Review Draft #3 September 5, 2008 5 or more 2-4 0-1 immediate Neighborhood Parcels 5 or more 2-4 0-1 ORM10=1011~ ME 5 or more 2-4 0-1 Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Ranch Architectural Styles 2 Other Historic Other Non- 5 or more 2-4 0-1 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 65 Immediate Neighborhood Parcels European Romantic Builder Contemporary Modern Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Building Height on Adjacent - - - - Parcels------ - - - Form and Massing Street Presence I I I I 1 I t I I t 1 1 E 1 I I I 1 1 I I I 1 I 1 1 L Shape 5 or more 12-4 0-1 I 1 1 I t t I ! 1 1 Entries Attached: 5 or more 2-4 0-1 5 or more 2-4 0-1 Other (Diagram) ffim 5 or more 2-4 0-1 Wide Porch 5 or more 2-4 0-1 Residential Design Guidelines 66 Town Council Review Draft #3 September 5, 2008 Immediate Neighborhood Parcels Town of Los Gatos - - APPENDIX A How to Read. Your Neighborhood Workbook Roofs 1 Roof Forms Roof Pitches ❑n❑ Low Pitch r~ - 5 or more 2-4 0-1 ❑nQ Moderate Pitch T more dential Design Guidelines Resi Town Council Review Draft #3 September 5, 2008 67 Immediate Neighborhood Parcels Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Roof Overhangs 18" less over 18" Roof Eaves closed rafters open 5 or more 2-4 D-1 ratters open with exposed rafter tails 5 or more 2-4 0-1 soffit Closed e 5 or more 2-4 0-1 Roof Features simple root ❑ C1 5 or more 2-4 0-1 Dormers 5 or mare 12-4 -1-0--1- 1 shed dormer 5 or more 2-4 0-1 Roofs 2 Residential Design Guidelines 68 Town Council Review Draft #3 September 5, 2008 Immediate Neighborhood Parcels Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Predominant Window vertical windows IDO nLU I 5 or more 2-4 0-1 windows 0 ❑n❑I hor'aohtal windows o❑o ❑n❑ S or more 2-4 1a-1 Windows 1 Predominant Window Type r~ Hunt+ -s 5 or more 2-4 0-1 Casement 5 or more 2-4 0-1 5 or more 2-4 0-1 5 or more 2-4 0-1 Window Divisions None MOMMIMM 5 or more 2-4 0-1 at ton 5 or more 2-4 0-1 Pangs 5 or more 12-4 D-1 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 69 Immediate Neighborhood Parcels Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Window Material Metal 5 or more 2-4 0-1 Windows 2 Window Groupings (Check those that are the most common on the houses nearby) windows ❑11 U IEl ❑nEl ❑1 wm5 or more 2-4 0-1 windows ❑❑❑[J] ❑❑nm Rom 5 or more 2-4 0-1 groups or I mJ im. ®n® 5 or more 2-4 0-1 same 1 some n❑ 0❑ 0❑~❑❑ SM 5 or more 2-4 0-1 Asymmetrical 5 or more 2-4 0-1 Special Window Shapes (Check all boxes that are common on an individual house) 5 or more 2-4 0-1 Bay 5 or more 12-4 0-1 I'M 1 5 or more 5 or more 2-4 2-4 0-1 0-1 5 or more 2-4 0-1 Residential Design Guidelines 70 Town Council Review Draft #3 September 5, 2008 Immediate Neighborhood Parcels Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Doors 1 Door Size Door Sefting Door Details Plain 5 or more 12-4 0-1 .1 F Double EM, S or more 2-4 0-1 ■ Panels 5 or more 2 4 0-1 u Transom S or more 2-4 0-1 11 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 71 Immediate Neighborhood Parcels Town of Los Gatos APPENDIX A - How to Read Your Neighborhood Workbook Accent Materials in the neighborhood Stone Wall Bases Brick Wall Bases Stone Chimneys Brick Chimnevs Other Materials Primary Wall Materials Roof Materials Composition Shingles 5 or more 2-4 0-1 Wood Shakes 5 or more 2-4 0-1 Tile or Concrete Flat 5 or more 2-4 0-1 Tile or Concrete Metal Arched 5 or more 5 or more 2-4 2-4 0-7 1H 0-1 Residential Design Guidelines 72 Town Council Review Draft #3 September 5, 2008 Immediate Neighborhood Parcels Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Accent Details Front Yard Fence 5 or more 2-4 0-1 Stone or Brick Base .g 5 or more 2-4 0-1 Front Yard Entry Arbor 5 or more 12-4 10-1 Chimneys 5 or more 2-4 10-1 Column Caps and Bases 5 or more 2-4 0-1 Trellises 5 or more 2-4 0-1 Shutters 5 or more 2-4 0-1 Detailed Columns and Railings 5 or more 2-4 0-1 Brackets 10 0 5 7more 2Half Timber Beams 10 0 5 or more 2-4 -1 Gable Infill Texture 5 or more 2 -4 - 0-1 I Towers/Turrets 5 or more 2-4 0-1 Other Distinctive Features in the Immediate Neighborhood (Within the parcels above) and the Broader Neighborhood (Within 1 block) Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 73 Immediate Neighborhood Parcels Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Summary of predominant neighborhood characteristics Select those with three or more examples in the Immediate Neighborhood 1 Car Wide 2 Cars Wide 3 Cars Wide Architectural Styles Craftsman Bungalow Colonial Revival Modern Spanish/Mission Revival European Romantic Other Historic Style Victorian Ranch Other Non-Historic Style Greek Revival Builder Contemporary Form and Massing Recessed: in Wall or Linder Roof Attached: With Low Eave I I Attached: With High Eave Narrow Porch I Wide Porch I Residential Design Guidelines 74 Town Council Review Draft #3 September S, 2008 Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Roofs 11 rNone r1ess) Large (Over 18") F re None Gable Dormers Shed Dormers Windows Vertical Square Horizontal Double Hung Casement Sliding Awning Other TWood looks like wood Singles Pairs Ribbon Symmetrical Asymmetrical Residential Design Guidelines 75 Town Council Review Draft #3 September 5, 2008 Town of Los Gatos APPENDIX A How to Read Your Neighborhood Workbook Doors Materials Accent Details Front Yard Fences Front Yard Entry Arbor Trellises Stone or Brick Bases Stone or Brick Chimneys Shutters Column Caps and Bases Brackets Detailed Porch Railings Gable Infill Texture Half Timber Beams Shaped or Detailed Entry Towers/Turrets Columns Other Distinctive Features in the immediate neighborhood Other Distinctive Features in the broader neighborhood (Within one block each direction) Residential Design Guidelines 76 Town Council Review Draft #3 September 5, 2008 Town of Los Gatos APPENDIX B Historic Districts TOWN OF LOS GATOS RESIDENTIAL HISTORIC DISTRICTS Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 77 Town of Los Gatos APPENDIX B Historic Districts ALMOND GROVE HISTORIC DISTRICT - - - - astotica The Almond Grove addition was the first and largest subdivision after the incorporation of the Town of Los Gatos. Of approximately 40 acres, the historic tract was the last land, formerly an almond orchard as its name suggests, of 1621 /2 acres bought in 1865 by John Mason from Edward Auzerais, an important landowner in Santa Clara County after whom Auzerais Street in San Jose and Auzerais Courtin Los Gatos are named. The purchasers and developers of Almond Grove were four very important figures to Los Gatos history and honored by street names still used in the area. They were Alphonse Eli Wilder, banker; Augustine Nicholson, capitalist Magnus Tait, farmer and miner; and John Bean, orchardist. Many important contributors to the development of the Town lived in the Almond Grove area. L. E. Hamilton, secretary of the Odd bellows and director of the 1889 Los Gatos Cemetery Association, built his own house at 139 Wilder (which is still owned and occupied by his daughter). In addition, he also did extensive carpentry work for Mrs. Winchester of the famous Winchester House in San Jose. The house at 115 Wilder was owned by Clarence Lyndon, nephew of town pioneer John Lyndon. E. N. Davis, head trustee (mayor) on the board of trustees, 1898-1902, lived at 131 Tait. The Magnus Tait home is 231 Tait. 129 Tait was the home of E. E. Place and birthplace of George Place, owner of Place Mortuary housed in the Coggeshall Mansion (a Town historic landmark now the site of the Chart House). 328 Bachman is the "Massol" house. Fenilen Massol was Los Gatos mayor, 1894-97. 354 Bachman was the home of George McMurty, who as a'youth helped haul stones to build Forbes Mill Annex and later became the first treasurer of incorporated Los corporation, Food Machinery Corporation- Plagued by San Jose scale on his orchard trees, he developed an im- proved chemical spray pump, a significant development in an era of tremendous fruit growing in Santa Clara Valley. Bean gave his son-in-law, David C. Crummey, a share in the business. Historical evidence indicates that Crummey lived in the house on the corner of Bean and Santa Cruz Avenues, 212 Bean Avenue, until the busi- ness prospered and he built the elaborate mansion at 33 Glen Ridge Avenue. D. C.'s son, John Crummey, further improved the pump and expanded the Almond Grove headquartered business. (In Horatio Algier tradition, he enterprisingly rode a bicycle up and down the Sacramento Valley and lined up enough orders to keep the company in business for years). Under Cru mmey, the Bean Spray Pump Company became F.M.C. (Still retaining a divi- sion entitled Bean Spray Pump Company). Under John Crummey's son-in-law, Paul Davies, F.M.C. became an international corporation, and a member of his family still serves on the board of directors. Contributors to the District Street Address Estimated Date of Construction 228 Ahnendra 1910s 230 Almendra 1910s 231 Almendra 1910s 237 Almendra 1880s 238 Almendra 1920s 242 Almendra 1910s 245 Almendra 1900s 253 Ahuendra 1920s 259 Almendra 1920s 302 Almendra 1900s 315 Almendra 1910s 316 Almendra 1910s 322 Almendra 1910s 211 Bachman 1860s 221 Bachman 1930s 222 Bachman 1900s 226 Bachman 1920s Gatos, a post he held for over 40 years. 228 Bachman 1920s 216 Glen Ridge was the home of W. H. B. Trantham, 243 Bachman 1910s v~rFC'riu vv5°veeaklYe-tlte-FtYS~ewfle Of fihe ~s5 ro^~t6s 944 Bachman 1940s News after its founder temporarily retired. Trantham LSU tsacnman 1%4vs owned the News (later the Mail News) until 1976. The 251 Bachman 1930s Mail-News remained in existence until 1953. 256 Bachman 1880s 200 Glen Ridge was at one time the home of Raymond 300 Bachman 1930-40s J. Fisher, educator, after who Fisher School is named. 301 Bachman 1920-30s John Bean started a business right in Almond Grove 303 Bachman 1930s that evolved into a local family dynasty's multi-national 308 Bachman No Specific Date Residential Desi n Guidelines g 78 Town Council Review Draft #3 September 5, 2008 Town of Los Gatos APPENDIX B Historic Districts 320 Bachman 19208 225 Tait 19108 327 Bachman 1940s 230 Tait 18808 212 Bean 18908 231 Tait 1860s 236 Bean 19008 314 Tait 1920s 102 Massol 1880s 334 Tait 1920s 106 Massol 1870s 100 Wilder 18908 114 Massol 18808-908 101 Wilder 1890s 119 Massol 1870s 107 Wilder 19008 120 Massol 1930s 113 Wilder 19008 124 Massol 1930s 114 Wilder 1930s 125 Massol 1860s 115 Wilder 19108 130 Massol 1860s 121 Wilder 1880s 134 Massol 1920s 123 Wilder 19108 136 Massol 19 Century 124 Wilder 19008 144 Massol 1920s 127 Wilder 1920s 155 Massol 19108 128 Wilder 19108 156 hfassoi 19108 131 Wilder 1930s 210 Massol 1920s 134 Wilder 1870s 218 Massol 1860s 138 Wilder 1920s 220 Massol 19 Century 139 Wilder 1860-70s 231 Massol 1930s 147 Wilder 1890s 320 Massol 19108 150 Wilder 19108 216 Nicholson 1910s 153 Wilder 1870s 222 Nicholson 1920s 204 Wilder 19008 255 Nicholson 1920s 205 Wilder 18805 304 Nicholson 1940s 208 Wilder 19005 310 Nicholson 1860s-1940s 211 Wilder 1920s 315 Nicholson 1920s 212 Wilder 1860s-70s 100 Tait 18908 218 Wilder 1860s-70s 103 Tait 19008 221 Wilder 1920s 106 Tait 18905 224 Wilder 1860s-70s 115 Tait 18908 225 Wilder 19148 116 Tait 1860s Source. Histwiclnventory Survey conducted Gy Anne Bloom- 116 Tait 1920s field 118 Tait 18908 Architectural 122 Tait 18908 The predominance of Victorian architecture, including 125 it 9 9 Century 1 informal wood frame cottages and impressive homes, 128 Tait 1 9 5 intermixed with bungalow style cottages, Colonial Revival, 131 Tait 18 0 and Mission Revival homes built somewhat later reflect 136 Tait 1870s the history and development of the district. Individual 142 Tait 1910s architectural distinction is not the important factor in an 14 a Tait 5 5 T 19108 historic district but the neighborhood entity created. The 14 T ait 19208 Almond Grove area is unique in that of the 78 pre-1895 150 Tait 1920s houses built here, 64 or about 82% still grace the streets. 202 Tait 1930s In addition, 22 houses built between 1895 and 1908, 203 Tait 19 Century 31 houses built between 1908 and 1916 and another 30 207 Tait 19008 houses built between 1917 and 1930 still exist. The 1989 213 Tait 19 Century earthquake significantly damaged two houses built prior 215 Ta it 1 9 9 Century to the 1900's and one house built in the 1920's which were 218 Ta it 1 Residential Design Guidelines Town Council Revi ew Draft #3 September 5, 2008 79 Town of Los Gatos APPENDIX B Historic Districts demolished. A total of 180 structures now line the streets within the boundaries of the district, 147 or 82% of those structures were built by 1930. The streetscapes remain basically unchanged, lending the district a special old.- time feeling that for many symbolize old Los Gatos and represents an important part of our Town's heritage. UNIVERSITY-EDELEN- HISTORIC--DISTRICT _ - The University/Edelen area was originally part of the Mason Tract. In September 1880, the area was subdivided into five parcels ranging from 6.75 acres to 10 acres. These paxccls were further subdivided and became the Miles/ Edelen Subdivision (The Vineyard Lots), the Hagerty Subdivision, the Quick Subdivision, the Bentley/Pierce Subdivision and the Engrish Subdivision which created the lots forming the University/Edelen Area. These subdivisions predated the turn of the century. Architecture Victorian is the predominant architecture, including informal wood frame cottages and impressive homes, intermixed witb Craftsman/Bungalow style cottages built somewhat later. Also present in smaller numbers are Co- lonial Revival. Contributing structures are both residential and commercial. Individual architectural distinction is not as important in a historic district as the neighborhood entity created. The University/Edelen district has easily identifiable boundaries which add to its perception as a distinct neighborhood. Significant Residential Structures Harry Perrin Home - 315 University Avenue: This house is estimated to have been built in 1895. The original owners were Harry and Theresa Perrin. Mr. Perrin was a brick mason and contractor and built the house with his own hands for his bride. They sold the house in 1906. Mr. Perrin later constructed the revetments for the Presidio of San Francisco. The house has been called "Honeymoon House." The home is an excellent example of romanesque style architecture. In 1972 a major remodeling job was redone under the direction of Boris and Nancy Baranowski. The interior was redone and made into law offices. In 1989 the struc- ture was significantly damaged by the earthquake and in 1990 the building under went major repair and the seismic retrofit was completed in 1991 by VSL Corporation. Miles House (Los Gatos Museum Restoration Award, 1971),130 Edelen: This Queen Anne, two-story Victorian was built by contractor-land developer O. E. Miles in 1886. The house was converted to a duplex in 1932 and was then reverted to a single-family house in 1963. The home was used as a movie set for the 1970 Orson Wells movie "The Toy Factory." Skinkle House, 129 Edelen: This Queen Anne, two- story Victorian was built by pharmacist A. SkinUe, Jr., in 1890. He was co-owner of Watkins Skinkle Drug Store on Main Street and Santa Cruz Avenue. Skinkle was president, in -1895, of-the-Borad of Trade (Forerunner to the Chamber of Commerce). Contributors to the District Street AddressEstimated Date of Construction 91 Bentley 1910s 107 Edelen 1890s 110 Edelen 1930-50s 114 Edelen 20th Century 124 Edelen 1900s 217 Edelen 19th Century 219 Edelen 1920s 233 Edelen 1890s 239 Edelen 1890s 252 Edelen 1910s 255 Edelen 1920s 258 Edelen 1920s 68 Miles 1920s 72 Miles 1890s 40 University 1901 112 University 1930s 123 University 1900s 205 University 1900s 210 University 1920s 217 University 1910s 229 University N/A 230 University 1920s 241 University 1930s 242 University 1860s 245 University 1930s 250 University 1920s 251 University. 1930s 254 University 1890s .266 University 1890s 313 University 1920s 324 University, 1920s 326 University 1920s 327 University 1890s 329 University 1920s 330 University 1900s 333 University 1910s 259 University 1940s Residential Design Guidelines 80 Town Council Review Draft #3 September 5, 2008 Town of Los Gatos APPENDIX B Historic Districts 111 Edelen 1880-90s 118 Edelen 18908 129 Edelen 18908 130 Edelen 1886 260 Edelen 18808 115 University 1910s 118 University 1880s, 122 University 1870.80s 126 University 1880s 128 University 1890s 201 University 1890s 202 University 1870s 215 University 1880-90s 221 University 1920s 231 University 1930s 232 University 1920s 237 University 1880s 256 University 1880s 262 University 1890s 301 University 1910s 303 University. 1910s 315 University c.1895 321 University 1890s 350 University N/A 611 University 1950s Source : Historic Inventory Survey conducted by Anne Blaomfreld. BROADWAY HISTORIC DISTRICT one of the original Town Trustees (equivalent to Town Councilmen), was a stockholder in the new Los Gatos Fruit Packing Co., organized a gas company, started a bank, built a new hotel (Ten Mile House, predecessor to the Lyndon Hotel) and deeded the land for the Southern Pacific Coast Railway depot, where the post office now stands. Among the first land purchasers was William L. Lin- gley, once a sailor from Maine, who bought the Lyndon Subdivision All for $600 in gold coin in September, 1881. Part of the original Lingley home still stands near what are now the apartments at 350 W. Main Street. The creek run- ning through that area and # 1 Bayview (original location of the Victorian Abbey Inn) is called Lingley Creek. The historic John W. Lyndon home, which later be- came the Farwell home, was P. Victorian mansion at 55 Broadway. John's brother James built a stately two-story residence at the southwest corner of Broadway and S. Santa Cruz Avenue when Broadway was still a dirt road. The cottages built in 1887 for Mr. Thomas Hayselden still stand. Clifton Avenue was once called Hayselden Avenue. Among memorable people who have dwelt on Broadway was Marion Mace Lyndon, second wife of John Lyndon. Her mother was a minor poet and friend of Longfellow. The Mace home still stands on Clifton Avenue. According to neighbors, the present Bruce Berryman residence at 89 Broadway was once rented by writer Jack London's first wife. Histotical The Broadway area was the first residential subdivision, Contributors to the District and Broadway was the first residential street in the Town Street Address Estimated Date of Construction of Los Gatos. 29 Broadway 1870s A 100-acre tract of land including what is now the 37 Broadway 18908 Broadway area was purchased by a Henry D. McCobb 42 Broadway 19108 in 1863. McCobb planned to subdivide the land into city 44 Broadway 1870s lots and name the new city Cobbsville. 45 Broadway 1870s The land was ultimately sold to es-Vermonter John 47 Broadway 19308 W. Lyndon, one of the most well-known names in early 50 Broadway 1900s Los Gatos history, and it was Lyndon who, on Septem- 56 Broadway 19108 ber 24, 1881, subdivided the area into 48 lots, selling for 62 Broadway 18808 $125 and up. On January 5, 1883 Broadway, was opened 65 Broadway 19108 up to access the Lyndon subdivision. Broadway was the 68 Broadway 19808 first plotted street in Los Gatos. Scattered houses and 72 Broadway 1880s businesses such as Forbes Mill preceded Broadway, but 74 Broadway 1920s this subdivision marked the beginnings of a formally 81 Broadway 1930s laid-out Town. 84 Broadway 1900s In addition to founding Broadway, John Lyndon, 85 Broadway 18808 Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 81 Town of Los Gatos APPENDIX B Historic Districts 86 Broadway 1930s 93 Broadway 18808 107 Broadway 1870s 131 Broadway 1870s FAIRVIEW PLAZA HISTORIC DISTRICT Historica 16 Clifton 19108 24 Clifton 19108 249 W Main 18808 251 W Main 1870s 253-W-Main- - 1910s 325 W Main 1920s Source: HirtorlclnventogSurvg conductedly.AnneBloorn- field Architectural The proposed district contains approximately 51 struc- tures, many of which were built before 1900 and are sig- nificant both historically and architecturally. A variety of architectural styles are represented in the area, including Victorian, Craftsman/Bungalow, Colonial Revival and one Norman French. The Norman French is unique, not only to the district, but to the Town of that era. Although it is not as old as many of the other houses, it was designed by Henry Crall, whose family has been in Los Gatos since the late nineteenth century. The house was originally an exact replica of a house Mr. Crall had seen in Normandy, France. The exterior-remains unchanged. The structure located on the corner of Tait and Main Street was the first fire house built in Los Gatos for that specific purpose. It was constructed in 1927 with funds raised through a bond issue and housed a 750-gallon American LaFrance pumper. The building now houses the Los Gatos Museum. One of the architectural gems of the area, the Water- man House, built in 1883 at 45 Broadway, is a superb and excellently preserved example of Victorian Italian- ate style. Taken together, the homes in the Broadway and Main Street area offer a diverse and irreplaceable sample of architectural styles, including some of Los Gatos' oldest and most distinctive buildings. Listed below are Town features recommended for preservation. Review by the Historic Preservation Com- mittee is required for any changes to these features. 1. Roads are concrete and should be repaired to maintain appearance as of the year 1992. 2. Date stamps in concrete sidewalks. "Fairview Plaza" was the original name given the cul- de-sac termination of Pennsylvania Avenue in the subdivision known as `Fairview Addition!', surveyed in June, 1885 by Herrmann Brothers, Land Surveyors, San Jose,-California, _for - Mr. f?, H.McCu4agh and recorded-in County of Santa Clara, Book 5 of Maps, page 26. "Fairview Plaza" retains the same configuration as originally mapped and contains a landscaped island as a focal point. Approximately three quarters of the homes within the subdivision were built prior to 1900 and retain the character of that era. The pedestrian walk labeled "Turnstile Walk" on the original map remains essentially unchanged and is located at the eastern end of the cul- de-sac. While originally named "Pennsylvania avenue," that portion of the street within the "Fairview Addition" subdivision has been renamed Fairview Plaza (from the cul-de-sac west to the intersection with Oak Knoll Road, Manzanita Avenue, and Wadsworth Avenue). Both the street and adjoining houses are popularly referred to as "Fairview Plaza." . "Fairview Plaza" is a fare and unique neighborhood because of the authentic, well-maintained Victorian and Craftsman houses in dose proximity with one another. The atmosphere is enhanced because the street is not a "through street," thus allowing a scale and sense of "apparitions" which is not found in most other neigh- borhoods. Contributors to the District Street Address Estimated Date of Construction 44 Fairview Plaza 19108 48 Fairview Plaza 1900s 52 Fairview Plaza 1890s 57 Fairview Plaza 18908 63 Fairview Plaza 1890s 75 Fairview Plaza 1880s 78 Fairview Plaza 1890s 80 Fairview Plaza 1860-1890s 89 Fairview Plaza 18708 90 Fairview Plaza 18908 91 Fairview Plaza 19008 92 Fairview Plaza 19008 95 Fairview Plaza 1890s 98 Fairview Plaza 1890s 99 Fairview Plaza 1910s Residential Design Guidelines 82 Town Council Review Draft #3 September 5, 2008 Town of Los Gatos APPENDIX B Historic Districts Source. Hirtotic Inventory Survey mtiducted byAnne Bloom- field Listed below are Town features recommended for preservation. Review by the Historic Preservation Com- mittee is required fox any changes to these features. 1. Central Plaza Island. 2. The access to Turnstile Walk. 3. Date stamps in concrete sidewalks. Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 83 _ Town of Los Gatos APPENDIX C Cellar Policy - - TOWN COUNCIL-POLICY TOWN C+h-LOS GATOS SUBJECT: CELLARS Enabling Action: 2002- 167 Approved: Randy Attaway, Mayor - -Effective Date. October 21,2002 PURPOSE: General Plan policy L.P. 2.3 states: "Encourage basements and cellars to provide "hidden" square footage in-lieu of visible mass." The following policy shall be used by staff when reviewing plans that include a cellar. DEFINITION: A cellar is an enclosed area that does not extend more than: four feet above the existing or finished grade in any location. Cellars, as defined here, shall not be included in the FAR- That area of a cellar where the building height exceeds four feet above existing or finished grade shall not be included in this definition and shall be included in the floor area calculation. For purposes of this policy, whichever grade (existing or proposed) results in the lowest building profile of a building shall be used. POLICY In reviewing plans for cellars staff shall consider the following: • A cellar shall not extend more than four feet above the adjacent finished grade at any point around the pe- rimeter of the foundation. Below grade floor area must meet the above definition of cellar to be excluded from the floor area calculations for the structure. • If any portion of a cellar extends more than four feet above grade, that area shall be included in the floor area calculation. • Light and e dt wells may encroach info front and side yard setbacks provided that a minimum three-foot wide pedestrian access is provided, around the light wells). Light wells and exiting shall be the minimum required to comply with the Uniform Building Code criteria for natural light and ventilation. . • Below grade patios may extend out from a cellar into the required rear yard provided that a minimum 10 foot setback is retained from the rear property line. • Cellars and basements (except light and exit wells) shall not extend beyond the building footprint. • The Planning Commission may allow an exception to this policy based on extenuating or exceptional circumstances applicable to the property including size, shape, topography, location or surroundings. The Commission shall make findings to support such a decision Residential Design Guidelines 84 Town Council Review Draft #3 September 5, 2008 Town of Los Gatos APPENDIX D Sustainable Design GREEN BUILDING STRATEGIES AND MATERIALS The examples listed below represent a limited sample of currently available green building strategies and materials. Additional resources are listed at the end of this section. Some of the following techniques may be applicable to more than one category although they are listed only once. If a strategy is followed with an asterisk it indicates that it is available at low or no additional cost. 1. Design strategies that maximize the use of renewable energy resources for heating, cooling and lighting. a. Passive Solar Heating Orient the house to minimize east-west sun exposure. * • Locate the most used living areas on the south side of the house. * • Locate the majority of windows on the south elevation; limit windows on the west elevation; do not block morning/east sun exposure * b. Natural Cooling/Ventilation • Orient the house to capture prevailing summer winds. * • Locate inlet windows upwind and outlet windows downwind. • Place inlet windows low and outlet windows high to achieve a "chimney ef- fect".* • Install double or triple paned, low emis- sion windows. * • Install a whole-house fan. c. Natural Daylight • Locate windows and design floor plans to provide daylight in all living spaces. * • Use narrow floor plates (30-40 feet) to maximize daylight. * • Install solar tubes, skylight, and fiber op- tics daylighting systems. 2. Strategies that conserve energy and water. • Install photovoltaic panels or shingles to reduce utility consumption by at least 25%. • Install thermal glazing * • Install wall/roof/floor insulation above Title 24 required R-values. * • Install foundation insulation. • Install high efficiency heating (AFUE 90% or better) and cooling (SEER 12) systems. * • Install at source or tank-less water heat- ers. * • Install lighting controls (occupant sensors & timers)-* • Install high efficiency lights. • Install high efficiency appliances (for ex- ample, energy star appliances). • Install solar hot water heaters. • Install ceiling fans. * • Install hydronic heating. • Install thereto-syphoning roof. • Install geothermal air tubes. • Provide overhangs or awnings on south facing windows. • Plant deciduous trees to shade west fac- ing glass in summer but allow for sun in winter. * • Fit or lower building into the grade to reduce wall exposure. • Design and install water efficient native landscaping and irrigation. * • Install agrg water system to utilize waste water for landscape irrigation. • Use locally produced products and prod- ucts that require minimal processing. * Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 85 Town of Los Gatos APPENDIX D Sustainable Design 3. Strategies for building materials. Use materials that reduce the consumption of nonrenewable resources and that improve air quality. a. Structural frame materials that reduce resource use. • Use concrete with a minimum of 25% fly ash content. * • Use engineered lumber for structural materials instead of conventional lumber (e.g. gluelam, microlam, laminated veneer lumber, wood -r, joists, oriented strand board or parallel strand lumber). • Use recycled content steel. • Specify pier foundation (uses less con- crete). b. Use renewable, salvaged and recycled materi- als. • Utilize materials from rapidly renewable sources. A few examples are Forest Certi- fied Council (FSC) certified wood, natural linoleum, bamboo flooring, cork, • Use salvaged or-reused. materials. • Use building products from recycled materials (e.g. carpet, carpet padding, decking). * • Specify insulation that, at a minimum, is made from recycled materials and is formaldehyde free. • Consider using blown cellulose with low tonic binders, c. Use non-toxic materials and finishes (improves air quality). • Use urea-formaldehyde free materials (e.g. All Green or Medite medium density fiberboard). * • Use low/no volatile organic compounds (VOC) and formaldehyde free interior paint, solvents and adhesives, caulking and finishes. * • Avoid materials that offgas VOC's or HCFC's. * • Consider using geothermal air tubes. ADDITIONAL SUSTAINABLE DESIGN RESOURCES The-sources-listed_belovr_are.periodic* updated to present the most current advances in green building technology and materials. • Build it Green mum.. builditgreen.org Environmental-Building News . wow. buildinggrem. com • US Green Building Council :vww.usgbc.org • National Association of Home Builders www.mhb.org • Green Building Alliance wwjygbapgAorg • Rocky Mountain Institute wwjv.nwi.orq • Sustainable Building Industry Council www, sbkouneil org • Southface wivwuouthfamorg • Technical Center for Appropriate Tech jvi.m.neat.arg/reh • California Integrated Waste Manage- ment ww p.stopwasta.org Residential Design Guidelines 86 Town Council Review Draft #3 September 5, 2008 Town of Los Gatos APPENDIX E Historic Resources Status Codes CODE STATUS 1S Listed in the National Register of Historic Places 2S Officially determined to be eligible for the Na- tional Register and appears to be eligible for local designation 3S Appears to be eligible as an individual property for the National Register and local designa- tion 3D Contributor to a district that appears eligible for the National Register and local designation 3N Noncontributor to a district that appears eligible for the National Register and local designa- tion 3V Vacant parcel in a district that appears eligible for the National Register and local designation 3B Appears eligible for the National Register and lo- cal designation as both an individual property and as a contributor to a district CODE STATUS 5S Appears eligible for local designation as an indi- vidual property 5D Appears eligible for local designation as a con- tributor to a district 5N Noncontributor to a district that appears eligible for local designation 5V Vacant parcel in a district that appears eligible for local designation 5B Appears eligible for local designation both as an individual property and as a contributor to a district 6S 7S 4B May become eligible for the National Register C. and local designation as both an individual property and as a contributor to a district I 4D Contributor to a district that may become eligible for the National Register and local designa- tion N Appears ineligible for local designation but con- tributes to the Town's historic atmosphere Appears ineligible for local designation because built after 1941 Preliminary rating. Contributor to Town's historic feeling but has had some alterations Preliminary rating: Contributor to Town's historic feeling and appears intact Preliminary rating New; Appears to have been built since 1941 4N Noncontributor to a district that may become eligible for the National Register and local R Preliminary rating: Remodeled heavily; appears designation built before 1942 4S May become eligible as an individual property for RS Preliminary rating: May become eligible for local the National Register and local designation designation based on future research 4V Vacant parcel in a district that may become RG Preliminary rating: Contributor to group ehgibil- eligible for the National Register and local ity for local recognition only designation Residential Design Guidelines Town Council Review Draft #3 September 5, 2008 87 213 Bean Avenue Los Gatos, California 95030 (408) 354-4551 To: Community development department /Planning Division Re: Residential design Guidelines Update Message: Following are a few comments concerning the last draft of the 'guidelines', in no particular order. A. Windows: Many times the style of windows sets the style of the total Architecture. The Architect should have some latitude here. (Note: The term true divided lite should not be a requirement; artificial or snap in grids should not be permitted. Simulated divided lites are most common as noted under 4.8.4 bullet #7 B. Roof pitches can and should vary in a neighborhood. The same with the roof forms. I fear that this matrix will be too restrictive to the Architectural style that will enhance the neighborhood. C Form and massing: Los Gatos does not have any 'row house' neighborhoods so if there exists a street with the majority of houses high and narrow; a design of a single story house should be considered. The reverse perhaps should not be considered because of solar access and privacy. This 'Form and massing' could become very controversial. D. Materials: Materials are a very sensitive part of a house and neighborhood design. I have witnessed projects being built in Los Gatos that have a terrible sense of how one material should interface with another. Give the talented Architect some latitude... remembering that the Town has Larry Cannon for situations like this. IN GENERAL: The matrix should not be applied at the cost of innovation and creative design or the use of elements traditional to the style (ie. craftsman or victoriau) it should only be applied by those with no design expertise that may need help understanding what the elements of a particular style are, otherwise the literal application of this matrix will lend to non-diverse neighborhoods with no character. RECEIVED S£P 1 0 2008 TOWN OF LOS GATOS PLANNING DIVISION Architecture ® Restoration Design ■ Environmental Design .ATTACIMM 16 1`erry Martin Associates, AIA Residential-commercial-Architecture 45 East Main Street, Suite B Los Gatos, California 95030 395-8016 Fax 395-5732 September 10, 2008 Town of Los Gatos -Community Di veloprnent Dept. Planning Division 110 E. Main Street Los Gatos, CA 95030 RECEIVE SEP 12 2008 TOWN OF LOS GATOS PLANNING DIVISION Attn: Bud Lortz Re: Residential Design Guidelines Update Mr. Lortz, Thank you for the opportunity and involving the local architectural coirirriunity in this residential 'update process. As you know, I have been practicing architecture in the Town of Los Gatos for a number of years. I have reviewed the documents online and have a couple of comments as follows. I am concerned that the hillside guidelines will be used for non-hillside properties (ie. lots over 30,000 s.#.), this was notthe intent of the hillside guidelines. 2. Basements and cellars are defined in the California Building Code which differs from the Los Gatos definition. I with as part of thi"s revision that the Town would take the time to bring this in line with the state, as this has caused many issues of conflict over the years. 3. There is a conflict as when'the consulting Town Architect -is brought into a project. I would like to see this defined, or elifriinated, better yet 'state that drawings must be done by licerised architects. 4. The neighbor assessment handout worries me that it will be one more level of review in an already very time consuming process, this speaks to neighborhood patterns which may or may not be relevant. As an architect, we look at the context of how to best site home style while maintaining the wishes of the owner for the development of their property. ATTACIMNT 17 S. There is a difference between Historic districts and the Town as a whole, and my concern is thattM Town is adopting a historic model across the board (ie. -trim is teq'd to be min 3 @ door and windows, orientation of garages, roof pitches and entry styles). All of these elements are important in the historic districts, but in other areas there should be more freedom. It reads that we are not of wing Italian Style country homes. 6. There is a little confusion about andscaping timing and review ie. paving stones [@ entry drives} 7. 1 commend the Town on their "green" apotoach and not adopting one of the rating syste'rns as policy. There are a few of the items that) was able to note in the short time allotted. Please feel free to give me 'a call if you -wish to discuss these or any other items. Sincerely, Terry J. Martin Architect CA Uc4C23221 ~ t~~SED ARC Z I! No C-23229 12.3" ~ ~7~N`9~ Chris Spaulding, Architect 801 Camelia Street, Suite E Berkeley, CA 94710 510-527-5997 Fax 527-5999 chris@csa-rehitect.net 8-15-08 Dear Council members, Sip ~ ~ zaos SOWN O~ LOS GAYOS PLANNING dN&C)N First, allow me to say that I am flattered that 15% of the images within your new "Single and Two Family Residential Design Guidelines" are houses of my design, including two on the cover (and none are the "don't do this" type). While I am generally supportive of this type of endeavor, I am very worried about how it will be implemented. Other cities in the bay area have similar guidelines, and in practice they often get reduced to the basic elements of the guidebook and miss the big picture (i.e. "we like the design but since three of the five houses around you have an cave line that is nine feet above grade, unless you lower yours to nine feet, we can not approve the project"). If they get interpreted this way, the guidelines will lead to bland, uninspiring, lowest-common-denominator conformity. In particular, if a specific site is surrounded by mediocre architecture then the guidelines will end up enforcing mediocrity. Good design can not be reduced to a workbook! Please give architects some room to work with, and delete the guidelines that require roof pitches, cave lines, entryways, materials, window types, etc., to match the immediate neighborhood. Or, if not that, be explicit that a design should match some of the elements, but not necessarily all. Thank you for your consideration. ATTACENENT 18