2013-047 - Adopt the Affordable Husing Overlay Zone Design GuidelinesRESOLUTION 2013 -047
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
ADOPTING THE AFFORDABLE HOUSING OVERLAY ZONE DESIGN GUIDELINES
WHEREAS, the Town Council of the Town of Los Gatos adopted the 2007 - 2014 Housing
Element by Resolution 2012 -008; and
WHEREAS, Housing Element Action Item HOU -2.1 calls for the establishment of an
Affordable Housing Overlay Zone (AHOZ) as the principal means for meeting the Town's regional
share of housing needs allocation (RHNA) for persons and families of low and moderate income; and
WHEREAS, in developing the Affordable Housing Overlay Zone program, the Town Council
expressed the desire to ensure that, if developed, the AHOZ projects will possess the same high quality
and standards found in residential development throughout the Town; and
WHEREAS, the Town presently does not have multifamily design guidelines; and
WHEREAS, the Affordable Housing Overlay Zone Design Guidelines provide both site
specific and general site planning, parking, public open space, private open space, landscaping and
architecture guidelines for multi- family residential products that may be developed on the AHOZ sites;
and
WHEREAS, the Town's General Plan Committee considered the AHOZ goals, development
standards, and site and design standards during 11 publically noticed meetings that occurred between
November 2011 and August 2012 and ultimately recommended approval of the AHOZ development
standards and Design Guidelines to the Planning Commission and Town Council; and
WHEREAS, on January 22, 2013, the Town Council directed the General Plan Committee to
re- consider the original list of 41 AHOZ sites for AHOZ designation; and
WHEREAS, the General Plan Committee held seven additional publicly noticed meetings
from February 27, 2013 to September 25, 2013, to review and select new AHOZ sites, revised Design
Guidelines and associated development criteria; and
WHEREAS, the General Plan Committee received extensive public testimony from Town
residents, property owners, and the general public regarding the potential AHOZ sites and appropriate
development criteria; and
WHEREAS, the Town held an additional publicly noticed community outreach meeting on
June 4, 2013 for the benefit of the neighborhoods surrounding the proposed new AHOZ sites; and
WHEREAS, the AHOZ Design Guidelines have been revised to incorporate the new AHOZ
sites; and
WHEREAS, adoption of these design guidelines will help provide clear direction to Town
staff, developers, Planning Commission and Town Council.
NOW, THEREFORE, BE IT RESOLVED: the Town Council of the Town of Los Gatos
adopts the Affordable Housing Overlay Zone Design Guidelines, attached hereto as Exhibit A and
prior to publication or distribution directs the Town Manager to make any changes to Exhibit A that are
necessary to maintain consistency with any referenced Town Code (Chapter 29 Zoning Regulations)
Sections.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los
Gatos, California, held on the 0 day of November 2013, by the following vote:
COUNCIL MEMBERS:
AYES: Marcia Jensen, Steven Leonardis, Diane McNutt, Joe Pirzynski, and Mayor Barbara Spector
NAYS:
ABSENT:
ABSTAIN:
SIG ED:
tX V�q��� v
MAYOR OF HE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
Lo'c-
ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
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Affordable Housing Overlay Zone
Design Guidelines
Town of Los Gatos
4
Draft
September 27, 2013
ACKNOWLEDGMENTS
TOWN COUNCIL
Planning Commission
Barbara Spector
Mayor
Steve Leonardis
Vice -Mayor
Marcia Jensen
Town Council
Diane McNutt
Town Council
Joe Pirzynski
Community Services Commission
Steve Rice
Former Council Member
PLANNING COMMISSION
Charles Erekson
Chair
Marcia Jensen
Former Chair
John Bourgeois
'Ibomas O'Donnell
Marico Sayoc
Margaret Smith
Joanne Talesfore
Kendra Burch
GENERAL PLAN COMMITTEE
John Bourgeois
Planning Commission
Marcia Jensen
Planning Commission
Marico Sayoc
Planning Commission
Joe Pirzynski
Town Council
Barbara Spector
Town Council
Barbara Cardillo
Community Services Commission
Mathew Hudes
Public Representative
Bob Beyer
Public Representative
Todd Jarvis
Business Representative
TOWN STAFF
Greg Larson
Town Manager
Pamela Jacobs
Assistant Town Manager
Judith Propp
Town Attorney
Sandy Baily
Community Development Director
Erwin Ordonez
Senior Planner
Suzanne Avila
Senior Planner
Todd Capurso
Parks & Public Works Director
(Interim Community Development Director)
Wendie Rooney
Community Development Director (Retired)
Heather Bradley
Associate Planner
Larry Cannon
Town Architect l
Cannon Design Group
Town of Los Gatos
Community Development Department
110 East Main Street
Adopted by the qwi Los Gatos, CA 95031
Los Gatos Town Council (408) 354 -6872
October ,2013 www.losgatosca.gov
Town of Los Gatos
CONTENTS
1 INTRODUCTION
Introduction .......... ..............................1
Applicability ......... ............................... 1
Community Expectations .............................. 1
Housing Types ........ ..............................2
2 HOUSING TYPES GUIDELINES
General Design Guidelines .............................
3
Housing Types Design Guidelines
Small Lot Single Family Detached Homes ...............
5
Cottage Cluster Housing ............................
9
Multiplexes ........ .............................13
Townhouses ....... .............................17
Rowhouses ........ .............................21
Multifamily Flats ... ...............................
25
Housing Type /Site Suitability ..........................
29
3 SITE GUIDELINES
Sites Overview ........ .............................31
Southbay Development Site ........................... 34
Oak Rim and Higgins Business Park Sites ................. 37
Los Gatos Lodge Sites ....................... I ....... 40
GLOSSARY........................... ............................... ...43
Affordable Housing Design Guidelines Final Draft 09/27/13
Town of Los Gatos
INTRODUCTION
The Town of Los Gatos has a rich heritage and variety of
homes, ranging from small cottages to larger homes which
add to its desirability as a place to live. The variety and
richness of the Town's visual environment has added to
its desirability as a place to live, work, and raise a family.
It has also led to high residential land values, making it
an unaffordable place to live for many who may not have
been lucky enough to put down roots some years ago.
Recognizing the need for a broad range of residential
accommodations to allow younger residents and seniors
to remain in their community, house the workers who
provide local goods and services, and contribute to the
economic and social diversity of Los Gatos, the Town has
established policies and programs to encourage affordable
housing. They are complementary to and reinforce those
established by the State to assist in the creation of afford-
able housing in all communities.
These design guidelines have been established as a
part of the Town's Affordable Housing Overlay Zone
(AHOZ) to assist in defining and integrating affordable
housing types into the special character, scale and ambi- The Town of Los Gatos expects a high level of experience
ence of Los Gatos. and commitment in the development of the identified
affordable housing sites.
The following is a summary of specific expectations
that will need to be satisfied for the successful review and
approval of projects covered by these design guidelines:
INTRODUCTION
1
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COMMUNITY EXPECTATIONS
APPLICABILITY
These design guidelines will be used by the Town staff,
Development Review Committee, Planning Commis-
sion, and Town Council in evaluating new residential
developments with a significant component of affordable
housing in the Town.
'They are applicable only to the development of the five
identified affordable housing sites listed below and shown
in Figure 1.l. All other sites will be subject to the Town's
normal Architecture and Site review process.
• Southbay Development Site
• Oak Rim /North Blossom Hill Site N.
• Higgins Business Park Site
• Los Gatos Lodge Site A
• Los Gatos Lodge Site B
Affordable Housing Design Guidelines
I. Site plans, landscaping, and structures will be de-
veloped with a character that is consistent with the
quality of the Town's existing neighborhoods.
2. Site development plans will be outward directed and
compatible with their surrounding neighborhoods.
3. Homes will maintain a compatible presence on
the street.
4. Structures will be designed to ensure architectural
integrity with design, details, and material consis-
tency on all facades.
5. Structures will be constructed with high quality
materials and craftsmanship.
Final Draft 0(07/11 1
INTRODUCTION
1
6. In mixed affordability developments, market rate
and affordable units will be architecturally harmo-
nious.
7. Attention will be given to architectural details con-
sistent with the individual architectural style.
8. Mature landscaping will be preserved whenever
possible.
9. 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.
10. Developments will create a sense of place and com-
munity within the site and neighborhood.
Town of Los Gatos
HOUSING TYPES
While the General Plan land use designations for the iden-
tified AHOZ sites vary, the AHOZ overlay zone will allow
higher densities on specific sites based upon compliance
with the Town's Housing Element and these guidelines.+
The number of additional units that may occur on
each site will vary according to several factors including
the density bonus provision allowed by the AHOZ, the
amount of affordable housing proposed, and the ratios
of income groups to be served. In general, the Town has
established a target density of 20 units per acre, but ac-
tual densities may vary within a range of 15 to 36 units
per acre.
'Ihe housing types included in these design guidelines
are ones that can reasonably accommodate this density
range. They can be utilized exclusively on a site or different
types may be utilized in combination on the same site for
a mix of affordable levels or household types (e. g., seniors
and families). They include the housing types listed below.
All of the sites and housing types will be subject to
the General Design Guidelines contained in Chapter 2
as well as the specific development standards and housing
types guidelines which address the special features and
characteristics of each housing type.
Chapter 3 contains guidelines specific to the unique
characteristics of each designated AHOZ site.
• Small Lot Single Family Detached Homes
• Cottage Cluster Housing
• Multiplexes
• Townhouses
• Rowhouses
• Multifamily Flats
Final Draft 09/27/13 Affordable Housing uesign "utueuues
Town of Los Gatos
DESIGN GUIDELINES
GENERAL DESIGN GUIDELINES
Each housing type has its own unique opportunities and
limits, and each site offers unique conditions affecting
the site layout and unit designs. However, the guidelines
for the individual housing types and sites are based upon
the general design guidelines below.
SITE PLANNING
DESIGN GUIDELINES
L
6. Place parking lot in proximity to dwelling units to
allow for casual surveillance.
7. Two spaces provided for one unit may be accom-
modated in tandem spaces.
8. Separate bicycle and pedestrian paths from vehicular
traffic.
1. Relate buildings to the street and locate them on the 9. Designate "vehicle free areas" for bicycle and pedes-
site so that they reinforce street frontages. trian safety and enjoyment.
2. Relate buildings to existing and planned adjacent 10. In developments without garage parking, bicycle
uses. parking will be required per Santa Clara ValleyTrans-
3. Provide as many private, ground level entries to in-
dividual units as possible.
4. Ensure that all buildings have well designed and
visible entries.
portation Authority (VTA) standards.
PUBLIC OPEN SPACE
I
5. Provide each unit with its own visual identity and
individual address whenever possible. 2.
6. Provide pedestrian accessibility to adjacent uses with
paseos, gates, pedestrian walkways, crossings, etc. 3.
7. Locate common facilities —such as community rooms
and laundries — centrally and link them to common
outdoor space. 4.
8. Locate buildings and landscaping to maximize solar
access during cooler months and to control it dur-
ing warmer months. Maximize natural ventilation, 5.
sunlight and views for each unit.
Design outdoor open space to define individual use
areas as appropriate to the site.
Provide public open space which can be used for play, .
recreation, social or cultural activities.
Locate public open spaces so that they can be viewed
from individual units, preferably from the kitchen,
living room or dining room.
Locate play area(s) centrally to allow for adult su-
pervision from dwelling units and /or from a central
facility such as a laundry.
Provide lighting from a variety of sources at appropri-
ate intensities and qualities for safety.
9. Enhance access to bus or light rail transit stops 6. Provide energy - efficient lighting.
whenever possible.
PARKING
PRIVATE OPEN SPACE
1.
1. Place parking lots at rear or non - street side of the
site to allow a majority of dwelling units to front
on the street. 2
2. Build multiple small parking lots in lieu of large lots.
3. Plant trees and shrubs to soften the overall impact
of parking areas and to provide shade and noise
reduction.
4. Avoid blank walls facing the street on buildings with
parking garages.
5. If blank walls are unavoidable, decorate with artwork,
vines, and good quality durable materials.
Affordable Housing Design Guidelines
Provide each household with some form of useful
private open space, such as a patio, porch, deck,
balcony, yard, or shared entry porches or balconies.
Private open space should be easily accessible — physi-
cally and visually — from individual units.
3. Design balconies for privacy without compromising
views from the residential units to the outside.
4. Provide fencing to insure privacy and to help define
boundaries between public and private open space.
Final Draft M/77/1 x 1
DESIGN GUIDELINES
2
LANDSCAPING
1. Provide common open space for the use of all residents.
2. Design landscaping to enhance the architecture and
create and define useful public and private spaces.
3. Use hardy, native plant species — trees, shrubs,
groundcover — that are easy to water and maintain,
and conform to water efficiency standards.
4. Shade paved areas, especially parking lots.
5. Provide a variety of seating in landscaped areas, where
appropriate.
6. Include paths to accommodate children, adults,
bicycles, skate boards, shopping carts, walkers, pets,
furniture moving, etc.
7. Provide appropriate lighting to insure that paths are
safe at night.
Final Draft 09/27/13
Town of Los Gatos
ARCHITECTURE
1. Design buildings for the site; don't use stock plans.
2. Relate first floor to the street. If close to the street,
raise level of first floor slightly to maintain privacy.)
3. Relate size and bulk of project so that it is consistent
with buildings in the immediate neighborhood.
4. Eliminate box -like forms with large, unvaried roofs
by using a variety of building forms and roof shapes
with clusters of units, and variations in height, set-
back, and roof shape.
5. Make the building visually and architecturally pleas-
ing by varying the height, color, setback, materials,
texture, landscaping, trim and roof shapes and ridge
orientation for all elevations.
6. Enhance views and make spaces feel larger by maxi-
mizing the number of windows.
7. Break up the facade of horizontal buildings into
smaller components by utilizing vertical adjacent
building masses.
8. Provide door and window openings with sizes and
proportions that are appropriate to traditional ar-
chitectural styles.
9. Use porches, stairs, railings, fascia boards, and trim
to enhance buildings' character.
10. Select building materials and colors that are comple-
mentary to the surrounding area and have high levels
of recycled content whenever possible.
11. Design buildings to take advantage of solar oppor-
tunities.
HOUSING TYPES DESIGN STANDARDS AND GUIDELINES
Design standards and guidelines for each individual
housing type are summarized on the following pages.'Ibe
housing types covered are:
• Small Lot Single Family Detached Homes
• Cottage Cluster Housing
• Multiplexes
• Townhouses
• Rowhouses
• Multifamily Flats
Affordable Housing Design Guidelines
carnage nouse units along rear lane with special
pedestrian entry gates
Town of Los
„a„ ,ut ajngje iamiry oetacned with secondary units over rear lane
garages (top) combined with rowhouses (below)
DESIGN GUIDELINES
SMALL LOT SINGLE FAMILY
DETACHED HOMES
Characteristics
Small lot single family housing fea-
tures lots with parcel sizes of 2,500
to 4,500 square feet. Additional
density's achieved by adding smaller
Secondary Dwelling Units (SDUs)
with separate entries at the rear of
the site, typically over garages served
by rear lane access.
Typical Densities
• 15 - 20 DU /acre
L
xnan jor smgie tmily detached units with parking in rear
lanes
Jujau jot units with parking in the rear
—11dge nouse units along rear lane
Affordable Housing Design Guidelines
Final Draft n4 /77/1 x
DESIGN GUIDELINES
2
SMALL LOT SINGLE FAMILY DETACHED HOMES
DEVELOPMENT STANDARDS
DESIGN OBJECTIVES
1. Enhance the livability of small lot homes.
2. Enhance affordability by allowing secondary units
to be integrated into the main structure or as car-
riage houses over garages.
3. Enhance the appearance and unity of residential
streetscapes.
4. Integrate small lot neighborhoods comfortably
into the overall community fabric.
Lot Size
• 2,500 sq. ft. minimum
• Minimum parcel width: 30 ft. for interior lots & 35
ft. for corner lots
Unit Size
• Subject to Architecture and Site Review.
Lot Coverage
• 40% maximum.
Building Placement
• Setbacks and lot coverage standards to conform to
the Town's RM standards except as specified below.
• Front yard setback on public or interior streets: 15
ft. or as noted in the site development guidelines.
• Garage setbacks: 18 ft. with front- loaded garages on
public or interior streets to avoid encroachment onto
public sidewalks.
• Front yard encroachments for open porches: 8 ft.
max.
• Front yard encroachments for habitable space: 5 ft.
max. over a maximum of 50% of the house frontage
- only for homes with rear lane garage access.
• Side yard encroachments into minimum setbacks:
6 ft. over a maximum of 25% of the facade. The
minimum projection required is 3 ft.
Town of Los Gatos
Front setback encroachments example
6 Final Draft 09/27/13 Affordable Housing Design Guidelines
Town of Los Gatos
DESIGN GUIDELINES
SMALL LOT SINGLE FAMILY DETACHED HOMES 2
Maximum Height Limn:
3a n. with allowance up to 35 ft. for units with parking
_ Integrated Into or located below the units' living space
.� Roof slopes to match
main house structure
Maximum Height Limit:
15 ft. for accessory structure
without living space above
Pm acting balconies
and bay windows ere
strongly encouraged
doors
Small Lot Single Family Detached rear garage and
secondary unit frontage standards
3man Lot Jingle Family Detached street frontage
standards
Affordable Housing Design Guidelines
DESIGN GUIDELINES
Site Development
1. Orient unit entries to streets and common open
spaces.
2. Avoid fences over three feet tall along public street
frontages.
3. Use a mix of narrow and wide lots to add variety
to streetscapes as appropriate.
4. Link internal unit entries to adjacent streets with
clear open space and pedestrian circulation net-
works (See site layout example at top of page 8).
5. Rear lane access to parking garages or carports
is strongly encouraged to enhance street front
facades .
Massing and Articulation I
1. Pitched roofs are strongly encouraged for all struc-
tures.
2. Architectural features (e.g., bay windows, chimneys,
canopies, cornices, awnings) are encouraged.
3. Projecting roof eaves of at least 18" are strongly
encouraged.
4. Wrapping porches around to side elevations is
strongly encouraged on corner lots.
5. Varied side wall plane setbacks between adjacent
units are preferred over uniform setbacks to provide
less visual rigidity and to allow access to more light
and air. These setbacks should be a minimum of 3
feet.
6. Limit the width of garages accessed from visible
street frontages and lanes to a maximum of 50%
of the homes front facade, and recess the garage a
minimum of 3 feet. Tandem parking is encouraged
to limit the width of garage doors. For two -car wide
garages, provide delineation between doors or ad-
ditional architectural detail at the door opening.
Final nraft 110/97/1 z
DESIGN GUIDELINES
2 SMALL LOT SINGLE FAMILY DETACHED HOMES
On Site Parking
1. Garage aprons for street- facing garages: 18 ft. mini-
mum depth
2. Rear entry garages: 3 ft. minimum setback accept-
able; larger aprons must be at least 18 ft (no aprons
shall be allowed between 3 ft. and 18 ft. to prevent
cars blocking streets and sidewalks)
3. Provide guest parking along interior streets.
4. For dimensional standards not referenced, refer to
the Town Code.
Architectural Details
1. Substantial architectural details are expected on all
elevations. The following are some elements that
may be used to add visual interest and a sense of hu-
man scale to the homes:
• Horizontal and vertical wall plane changes
• Varied roof forms and orientations
• Bay windows
• Roof Dormers
• Material and color changes
• Applied decorative features.
• Roof segments over windows
• Pot rails
• Metal or wood balcony railings
• Planter boxes and plant rings
Final Draft 09/27/13
Town of Los Gatos
Special design Units with
for corner unit Arterial SWOM face stree
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9.
8
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Focal
Site layout example
Small Lot Single Family Detached examples
Affordable Housing Design Guidelines
of Los
wuages arouno a central courtyard with three carriage
....- -L_.. ___ a
DESIGN GUIDELINES
COTTAGE CLUSTER HOUSING
Characteristics
Cottage Cluster Housing is a collec-
tion ofsmall houses arranged around
one or more common open spaces
or courtyards. Units are smaller than
typical single family homes with
floor areas of 1,200 square feet or
less. Parking is provided in consoli-
dated parking lots and /or in garages
served by alley access.
Typical Densities
• 15 - 25 DU /acre
t.ottages around a central courtyard with a commons
structure
street racaae of the 9 -unit cottage cluster shown in the
aerial photo above
L-ottages around a central courtyard
Cottage housing site plan example
Affordable Housing Design Guidelines Final Draft n407h z o
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Affordable Housing Design Guidelines Final Draft n407h z o
DESIGN GUIDELINES
2 COTTAGE CLUSTER HOUSING
DEVELOPMENT STANDARDS
DESIGN OBJECTIVES
1. Provide a housing type that responds to chang-
ing household sizes and ages (e.g., retirees, small
families, single person households).
2. Mitigate increased density by ensuring that the
overall size, bulk and mass of cottage structures
remains smaller and creates less visual impact than
an equal number of standard sized single - family
dwellings.
3. Provide centrally located and functional common
open space that fosters a sense of community and
a sense of openness.
4. Provide private area around the individual dwell-
ings to enable diversity in landscape design and
foster a sense of ownership.
5. Ensure minimal visual impact from vehicular use
and storage areas for residents.
6. Maintain a single - family character along public
streets.
7. Provide well designed forms, facade articulation,
materials use, and architectural details around all
sides of the structures.
Lot Size
• Minimum lot area per dwelling unit: 1,600 sq. ft.
Unit Size
• Subject to Architecture and Site Review.
• Maximum Second Floor Area: 50% of the area of
the main level.
• Attached garages shall be included in the calculation
of total floor area.
• Attached roofed porches and architectural projec-
tions (e.g., bay windows, fireplaces) not greater than
18" in depth and 6 ft. wide are not included in the
total floor area.
Lot Coverage
• 40% maximum..
10 Final Draft 09/27/13
Town of Los Gatos
Building Placement
• Setbacks and lot coverage standards to conform to
the Town's RM standards except as specified below.
• Front yard setback on public or interior streets: 15
ft. or as noted in the site development guidelines.
• Cottages shall be oriented around and have their
main entry from a Common Open Space. Structures
facing public streets must have similarly articulated
facades on both the street and courtyard facades.
• Cottages shall be within 60 feet walking distance of a
Common Open Space.
Open Space
• Subject to the following Town of Los Gatos Zoning
Code sections:
* Sec. 29.10.065 Recreational open space for resi-
dential condominiums.
* Sec. 29.40.660 Recreational open space for mul-
tifamily dwellings.
• A minimum of 125 sq. ft. of the required private
use open space shall be adjacent and oriented to the
common use open space, and shall have no dimen-
sion less than 5 ft. on any one side.
Height
• Wall Plate Height•. 18 ft. strongly encouraged
• All parts of the roof above 18 feet should be pitched.
Entries
• Porches are required with a minimum area of 60 sq.
ft. and depth of 6 ft.
Parking
• 0 - 1 bedroom units: 1 spaces per unit.
• 2 - 3 bedroom units: 2 spaces per unit.
• 4+ bedroom units: 21/2 spaces per unit.
• Tandem spaces are allowed.
• Parking may not be located between cottages.
Affordable Housing Design Guidelines
Town of Los Gatos
afaxlmum Height Limit:
30 ft. for garage Structure with
_ _ I _ carriage house living unit over
.� Roof slopes to match
lmain house structure
Pro acting balconies ti
sndd bay windows are j
strongly encouraged !
!° Aeceas Lam
aback for gar,ge i or
H. or no leas than 16 H. i Imatter Drivewey
I garage doors
m n.
Cottage Cluster Carriage House guidelines
Maximum Height Limit
for 6:12 sloped roofs: 28 IL
Maximum Height Limit
., _ . for 4:f 2 sloped roofs: 23 h.
Sloppeedd roofs are required
Variety in roof orientations is encouraged
m
3
Cottage Cluster frontage guidelines
Affordable Housing Design Guidelines
DESIGN GUIDELINES
COTTAGE CLUSTER HOUSING 2
�-ouage ouster Housing example
Final Draft nq/97/1 z I i
DESIGN GUIDELINES
2 COTTAGE CLUSTER HOUSING
DESIGN GUIDELINES
Site
Development
1.
Orient unit entries to common open spaces.
2.
Limit carriage units over garages to one unit for
each four regular cottage units.
3.
Avoid fences over three feet tall along public street
frontages.
4.
Link internal unit entries to adjacent streets
with clear open space and pedestrian circulation
networks.
5.
Limit all fences on the interior of the parcel to 3
ft. in height.
6.
Provide landscape screening, which may include a
fence up to 6 ft. in height, as a visual buffer along
property lines of any adjacent residentially zoned
lots.
Massing and Articulation
1.
Pitched roofs are required for all structures, and
should include the use of varied pitched roof styles,
gables or dormers.
2.
Architectural features (e.g., bay windows, chimneys,
canopies, cornices, awnings) are encouraged.
3.
Projecting roof eaves of at least 18" are required
4.
Wrapping porches around to side elevations is
strongly encouraged on corner lots.
5.
Structures should be varied in height, size, propor-
tions, orientation and roof lines.
6.
For every eight units, at least two basic floor plans
should be used.
7.
Facades facing street frontages and common open
spaces should have windows and doors that comprise
at least 25% of the facade area.
8.
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.
12 Final Draft 09/27/13
of Los Gatos
On Site Parking
1. Locate parking to the rear of the parcel or on a non-
street side.
2. Parking may be provided in small groupings of
surface lots, carports, garages or a combination of
the above.
3. Garage doors should feature windows, recesses, and/
or moldings to help blend the garages with the char-
acter of the house
4. For dimensional standards not referenced, refer to
the Town Code.
Architectural Details
1. Structures must include building articulation,
changes in materials or textures, or other architec-
tural features as summarized below:
• Horizontal and vertical wall plane changes
• Varied roof forms and orientations
• Bay windows
• Roof Dormers
• Material and color changes
• Applied decorative features.
• Roof segments over windows
• Pot rails
• Metal or wood balcony railings
• Planter boxes and plant rings
Affordable Housing Design Guidelines
Town of Los Gatos
,P �vuf ueveiopment in Los Gatos 09 units per acre)
DESIGN GUIDELINES
MULTIPLEXES
Characteristics
Multiplexes are structures contain-
ing two or more dwelling units
(e.g., duplexes) with individual
entries designed to resemble de-
tached single family homes. Units
may be side -by -side or stacked one
above the other or a combination
of both.
Typical Densities
• 15 - 20 DU /acre
2
wIwuplexes comomecr with apartment structures
open uoor project in Los Gatos 09 units per acre)
lviwuptexes in the project shown in the air photo above
1VIUMplex w¢n an individual homes appearance, and
second floor unit entries on the side of the structure
Affordable Housing Design Guidelines Final Draft 09/97/11 z
DESIGN GUIDELINES
2 MULTIPLEXES
14 Final Draft 09/27/13
Town of Los
Open Space
• Subject to the following Town of Los Gatos Zoning
Code sections:
• Sec. 29.10.065 Recreational open space for resi-
dential condominiums.
• Sec. 29.40.660 Recreational open space for mul-
tifamily dwellings.
rHdght m Height. 30 ft. with all owance up to
r units with parking integrated into or
below the units' living space. ate Height: 18 ft. strongly encouraged
• Pitched roofs are strongly encouraged.
Entries
• Distinctive projecting or recessed entries shall be
provided for each living unit.
Pazking
• o - 1 bedroom units: 1 spaces per unit.
• 2 - 3 bedroom units: 2 spaces per unit.
• 4+ bedroom units: 21/2 spaces per unit.
• Tandem spaces are allowed.
Fourplexes around auto courts
Affordable Housing Design Guidelines
Town of Los Gatos
Maximum Height Lima:
30 ft. with allowance up to 35 IL for unite with parking
_ .. integrated into or localad below iha unite' itving aQace
Sloped roofs are required.
Variety in roof orientations
Is encouraged.
_.. _.._.._
Building: 15 h. —iI
tauo°i+i iurfmaaxrwjel E
gwadmee i . _ Z:
.E
of
m
x
m
3
Multiplex second floor guidelines
Maximum Height Limit.
30 R with allowance up to 35 IL for units with perking
Integrated Into or kwoed balm the units' living epee.
roofs are required
In roof orientations is encouraged
Open entry porches are
encouregaand may encroach
up to 6 - into front setback
Multiplex frontage guidelines
Affordable Housing Design Guidelines
DESIGN GUIDELINES
MULTIPLEXES 2
DESIGN GUIDELINES
Site Development I
I. Strongly consider some one -story and two -story
detached units mixed with the multiplex units.
2. Utilize public and private streets, rather than
driveways, to provide access to units.
3. Orient unit entries to streets rather than parking
courtyards to the maximum extent possible.
4. Minimize the number of curb cuts and street -
facing garages.
Massing and Articulation I
I. Pitched roofs are requited for all structures, and
should include the use of varied pitched roof styles,
gables or dormers.
2. Architectural features (e.g., bay windows, chimneys,
canopies, cornices, awnings) are encouraged.
3. Projecting roof eaves of at least 18" are strongly
encouraged.
4. Structures should be varied in height, size, propor-
tions, orientation and roof lines.
5. Emphasize the individuality of units along street
fronts.
6. Provide a mix of one- and two -story masses (e.g.,
one story garages) or set the second floor back from
the first floor walls by a minimum of 5 feet for at
least 50 percent of the facade of the structure.
7. Emphasize entries by adding projecting porches or
other entry elements.
Finni nralr+ no/17/1 S ,I
DESIGN GUIDELINES
2 MULTIPLEXES
Multiplex cluster example with street oriented
entries and minimized visual parking impacts
Mulriplex example with strong residential tOrm,
individualized entries, and private outdoor space
Town of Los Gatos
On Site Parking
1. Parking may be provided in garages, carports or a
series of small parking lots separated by landscaped
islands.
2. Recess garages from unit fronts along streets. Re-
cesses from the building face of 18 feet or more are
desirable to minimize the prominence of the garages
and to allow guest parking on driveway aprons.
3. Use high - quality decorative garage doors with win-
dows.
4. Where there are adjacent garages, provide a land-
scaped area to separate them and reduce the amount
of driveway paving.
5. Textured decorative paving in driveways visible from
the street is strongly encouraged.
Architectural Details
Example of grouped multiplex garages with design ana
details related to the housing structures
1. Structures must include building articulation,
changes in materials or textures, or other architec-
tural features as summarized below:
• Horizontal and vertical wall plane changes
• Varied roof forms and orientations
• Bay windows
• Roof Dormers
• Material and color changes
• Applied decorative features.
• Roof segments over windows
• Pot rails
• Metal or wood balcony railings
• Planter boxes and plant rings
16 Final Draft 09/27/13 Affordable Housing Design Guidelines
of Los Gatos
•�•.•.���u� =� 1vnl, �eparatea carports
DESIGN GUIDELINES
TOWNHOUSES
Characteristics
Townhomes are single - family at-
tached dwelling units constructed in
clusters within an overall master de-
velopment plan. Parking is typically
in garages or parking lots adjacent to
the dwelling unit clusters, but may
be integrated into the dwelling's
ground floor if limited in width.
Typical Densities
• 15 - 25 DU /acre
L
/ownnouses with one -car and tandem parking under
11nuuses wan parumg in surface parking lots
iuwnnouses with a mix of one and two -car garages on
the ground floor of the units
townhouses with one -car
and /or tandem parking under
Affordable Housing Design Guidelines Final llrnft no / ')7 /1 z „
DESIGN GUIDELINES
2 TOWNHOUSES
DEVELOPMENT STANDARDS
DESIGN OBJECTIVES
• Minimize the visual mass and bulk of the structures.
• Encourage site development that enhances unit
entries and open spaces.
• Enhance the appearance of common parking areas
and relate carport design to the townhomes.
• Integrate outdoor private open space areas into the
overall design.
Lot Size
• Minimum lot area per dwelling unit: 1,800 sq. ft.
Unit Size
• Subject to Architecture and Site review.
Lot Coverage
• 40% maximum.
Building Placement
• Setbacks and lot coverage standards to conform to
the Towels RM standards except as specified below.
• Front yard setback on public or interior streets: 15
ft. or as noted in the site development guidelines.
Open Space
• Subject to the following Town of Los Gatos Zoning
Code sections:
• Sec. 29.10.065 Recreational open space for resi-
dential condominiums.
• Sec. 29.40.660 Recreational open space for mul-
tifamily dwellings.
18 Final Draft09/27/13
Town of Los Gatos
Height
• Maximum Height: 30 ft. with allowance up to
35 ft. for units with parking integrated into or
located below the units' living space.
• Pitched roofs are strongly encouraged.
Entries
• Distinctive projecting or recessed entries shall be
provided for each living unit.
Parking
• 0 - I bedroom units: 1 spaces per unit.
• 2 - 3 bedroom units: 2 spaces per unit.
• 4+ bedroom units: 2 1/2 spaces per unit.
• Tandem spaces are allowed.
• Garages may occupy no more than 50% of a unit
width fronting on a street, common open space or
other pedestrian area.
Townhouse example with wan onsets anu
details used to break up tall building form
Affordable Housing Design Guidelines
Town of Los Gatos
Sloped roofs are required
Maximum Helgtit Limit:
30 ft with allowance up to 35 tL for units with parking
Integrated Into or located below the unita' living epee
Horizontal and vertical
_ well plane offsets and
tic hiD dMUrel detail
!
Maximum a n. I i
enemachments
allowed i Front Setback
Building: 151L
Garage: Is& !
I ua1 apee/Hetl
oMerwisa ty rid !
sire gu/dalhrea
Front - - -T Limit gore a width to
loaded I no more gran 50% of
garage the front farmhouse, facade
Inset i I Distinctive comes are mquired.
._,_.IlPorches may encroach up to 6 n.
12" min � i into Iront setback
Deep recessed entries are acceptable
Townhouse with ground floor garage guidelines
Maximum Height Limit:
30 tL with allowance up to 35 n. for units with parking
_________ __ _________ integrated --- -- ... into or located below the units' living specs
Sloped roofs are required
Variety in roof orientations Is encouraged
From Setback I
4 Building: m
-ii drag e: tan. ,
'i unleaa apeciaed
j �relf�u9 �a/� e i
Open entry rches are
encouragged pond may encroach
up to 6 fL Into front setback
min, pporch
depth' 4 ft,
Ii
i
Townhouse frontage guidelines
Affordable Housing Design Guidelines
DESIGN GUIDELINES
TOWNHOUSES 2
DESIGN GUIDELINES
Site Development
1. Orient unit entries to streets and common open
spaces rather than parking Courtyards to the maxi-
mum extent possible.
2. Avoid turning unit back elevations and patio walls
to public streets.
3. Minimize the number of curb cuts and street -
facing garages.
4. Orient living space windows to overlook streets
and common open spaces.
5. If parking is not attached to the units, utilize small
parking areas reasonably close to the living units.
Break large parking areas and aisles into smaller
segments with substantial landscaping.
Massing and Articulation
I. Construct a maximum of 6 attached units in a row.
Approval of more than 6 attached units may be
considered, but will only be granted for projects with
extraordinarily high design quality.
2. Emphasize the individuality of each townhouse unit
with well defined limits and individual entries and
details.
3. Elevations should be mixed within a development to
avoid repetition of identical facades and roof lines.
4. Houses on corner lots will be required to provide
one or more I -story elements and/or projecting
second story bay windows or other decorative archi-
tectural features to avoid tall exterior walls without
design articulation facing streets, open spaces and
pedestrian ways.
5. Design front elevations to emphasize entries, porches
or other living areas and de- emphasize garages. No
more that 50 percent of the front elevation of a
house should consist of garage area.
6. Front - facing garages should be recessed a minimum
of 12 inches from the front facade of the living
space.
7. Carports and garages separated from the townhouse
units should be substantial in appearance, and
should match the residential units in terms of roof
Pitches, materials and construction.
8. A minimum of 50% of all two -story houses should
have a minimum 3 -foot horizontal offset in plan.
9. Add variety to second floors with varied eave heights,
windows and ridge line variations.
Final nraft nG /97/17 I.
DESIGN GUIDELINES
2 TOWNHOUSES
Townhouse development common amenity area example
Townhouse individual unit identity example
On Site Parking
Townhouse example with projecting
porch and bay window used to
reduce prominence of the garage
20 Final Draft 09/27/13
Town of Los Gatos
1. Parking may be provided in garages, carports or a
series of small parking lots separated by landscaped
islands.
2. Townhouses with garages sharing a facade with the
unit's entry is discouraged unless other options are
feasible.
3. Use high - quality decorative garage doors with win-
dows.
4. Where there are adjacent garages, provide a land-
scaped area to separate them and reduce the amount
of driveway paving.
5. Garage aprons should either be 3 feet or less or 18
feet or more in depth.
Architectural Details
1. Structures must include building articulation,
changes in materials or textures, or other architec-
tural features as summarized below:
• Horizontal and vertical wall plane changes
• Varied roof forms and orientations
• Bay windows
• Roof Dormers
• Material and color changes
• Applied decorative features.
• Roof segments over windows
• Pot rails
• Metal or wood balcony railings
• Planter boxes and plant rings
Affordable Housing Design Guidelines
Town of Los Gatos
,.vvr „vu,p, cutnoinea with smau lot single family detached homes
DESIGN GUIDELINES
ROWHOUSES
Characteristics
Rowhouses are single - family, at-
tached dwelling units constructed
in rows along common streets.
Unit entries are oriented to the
fronting streets, and garages are
integrated into the individual units
at the rear. Private open space is
typically provided as a porch, entry
garden or deck rather than as at-
grade patios.
Typical Densities
• 15 - 25 DU /acre
nownouses with entries oriented to the street
Rowhouses with entries oriented
to a pedestrian court
2
Auwnuuse rear auey garages
Nownouse rear alley garages
Affordable Housing Design Guidelines Final nraft 00/77/1 1 11
DESIGN GUIDELINES
2 ROWHOUSES
5.Minimize PMENT STANDARDS
OBJECTIVES
the visual mass and bulk of the structures.
axmize the pedestrian scale and character of
streetscapes.
• Enhance the individual identity of each unit.
• Integrate outdoor private open space areas into the
overall design.
Lot Size
• Minimum lot area per dwelling unit: 1,800 sq. ft.
Unit Size
• Subject to Architecture and Site review.
Lot Coverage
• 40% maximum.
Building Placement
• Setbacks and lot coverage standards to conform to
the Town's RM standards except as specified below.
• Front yard setback on public or interior streets: 15
ft. or as noted in the site development guidelines.
• Minimum rear setback: none
r ace ct to the following Town of Los Gatos Zoning
sections:
c. 29.10.065 Recreational open space for resi-
ential condominiums.
• Sec. 29.40.660 Recreational open space for mul-
tifamily dwellings.
Active Common
Open Space
example
Town of Los
Height
• Maximum Height: 30 ft. with allowance up to
35 ft. for units with parking integrated into or
located below the units' living space.
• Pitched roofs are strongly encouraged.
22 Final Draft 09 /27/13
Entries
• Distinctive projecting or recessed entries shall be
provided for each living unit.
Parking
• 0 - 1 bedroom units: 1 spaces per unit.
• 2 - 3 bedroom units: 2 spaces per unit.
• 4+ bedroom units: 2 1/z spaces per unit.
• Tandem spaces are allowed.
• Garages shall be located on rear lanes or auto courts.
Passive Common Open Space exampie
Rowhouse site plan example
Affordable Housing Design Guidelines
Town of Los Gatos
Maximum Height Limit:
30 ft. with allowance up to 35 a. for units with parking
Integrated into or located below the units living space
Bedrooms
Level
roofs are required
Horizontal and verticel
wall plane otteets and
rich e architectural expected
dates
i
Main Maximum 4h.
Living i encroachments
Level allowed
Landscaped trellises
are encouraged
Garage
and Storage garages required between
Storage garages f3 R minimum depth)
fnsef Decorative pavinn In the
Rowhouse garage facade guidelines
_.._.._.._.. -. _ _ _ _
Maximum Height Limit:
30 ft. with allowance up to 35 rt. for units with parking
Integrated Into or located below the units' living space
roofs are required
Maximum 4 a.
encroachments
Bedrooms i allowed
Level i!
Main
Living
Level
Garage
and
Storage
Horizontal and vertical
wall rich architectural detail
Is expected
entries
......t....trX 1 ........
Rowhouse frontage guidelines
DESIGN GUIDELINES
ROWHOUSES 2
DESIGN GUIDELINES
Site Development
I. Orient unit entries to streets and common open
spaces.
2. Avoid garages facing public streets.
3. Minimize the length of auto courts, and utilize
landscape features (e.g., roundabouts) to provide
visually attractive street frontages.
4. Orient living space windows to overlook streets
and common open spaces.
5. Place 3 -story units sharing a common garage
access driveway with 2 -story units or small lot
detached units where possible.
6. Internal streets should be designed for a high
degree ofwalkability. Parkstrips, sidewalks, and
pedestrian scale street lights should be provided on
both sides of the street.
rievarea entry commons example
"ixrriafve rownouse entry example
Affordable Housing Design Guidelines Rn.l n.�ff (10117/'11
DESIGN GUIDELINES
2 ROWHOUSES
Massing and Articulation
1. Rear driveways may be constructed at grade level or
slightly depressed below grade level to reduce overall
building height and the height of the first floor
above grade.
2. Emphasize the individuality of each rowhouse unit
with well defined limits and individual entries and
details.
3. Elevations should be mixed within a development to
avoid repetition of identical facades and roof lines.
4. Houses on corner lots will be required to provide
one or more 1 -story elements and/or projecting
second story bay windows or other decorative archi-
tectural features to avoid tall exterior walls without
design articulation facing streets, open spaces and
pedestrian ways.
5. Garages doors should be recessed a minimum of 12
inches from the main facade of the garage.
6. Provide facade articulation and architectural de-
tails along rear facades at driveways. Projecting bay
windows are one successful way of breaking up tall
facades.
7. Add variety to second floors with varied cave heights,
windows and ridge line variations.
Town of Los Gatos
On Site Parking
I. Guest parking should be distributed throughout the
development.
2. Use high - quality decorative garage doors with
windows.
3. Where there are adjacent garages, provide a land-
scaped area to separate them and reduce the amount
of driveway paving.
4. Garage aprons should either be 3 feet or less or 18
feet or more in depth.
Architectural Details
Structures must include building articulation,
changes in materials or textures, or other architec-
tural features as summarized below:
• Horizontal and vertical wall plane changes
• Varied roof forms and orientations
• Bay windows
• Roof Dormers
• Material and color changes
• Applied decorative features.
• Roof segments over windows
• Pot rails
• Metal or wood balcony railings
• Planter boxes and plant rings
2. Trellises with flowering vine landscaping are encour-
aged above garage doors.
Example of facade articulation, archtecturai oetaus, auu
recessed garage doors used to soften the auto court
24 Final Draft 09/27/13
Active Common Open Space example
Affordable Housing Design Guidelines
Town of Los Gatos
1d1� duwe pdruany submerged podium parking
DESIGN GUIDELINES
MULTIFAMILY FLATS
Characteristics
Multifamily Flats are typically
stacked one above another with
access by way of common building
entries and corridors. Parking is
usually accommodated in common
areas composed of surface parking
with carports or individual garages,
separate parking structures, or in a
parking level located beneath the
residential complex.
Typical Densities
• 25 - 35 DU /acre
2
naLs aoove partially submerged podium parking
idu dOUVe unaerground parking
nparrmenr nays above partially submerged podium
parking
nNd, ouenr nays wan partially submerged podium parking
under individual buildings
Affordable Housing Design Guidelines Final Drnft 11019 7H 1
DESIGN GUIDELINES
2 MULTIFAMILY FLATS
26 Final Draft 09/27/13
Town of Los Gatos
rthe following Town of Los Gatos Zoning
ions:
9.10.065 Recreational open space for resi-
1 condominiums.
• Sec. 29.40.660 Recreational open space for mul-
tifamily dwellings.
Height
• Maximum Height. 30 ft. with allowance up to
35 ft. for units with parking integrated into or
located below the units' living space.
• Pitched roofs are strongly encouraged.
Entries
• Distinctive projecting or recessed entries shall be
provided for each ground floor unit.
Parking
ro - 1 bedroo m units: 1 spaces per unit.
- 3 bedroom units: 2 spaces per unit.
+ bedroom units: 21/2 spaces per unit.
andem spaces are allowed. A maximum of 50% of nits are allowed to have a tandem parking space.
individual entries to ground floor units are requirea
Affordable Housing Design Guidelines
Town of Los Gatos
Maximum Height Limit:
30 tL with allowance up to 35 n. for units with parking
.. _ . Integrated Into or lots d below the unas' living apace
Sloped roofs are required
Living
Unit i �Jeay windows and
Living
Unit
Horizontal and vertical
wall plane offsets and
rich architectural detail
Is expected
Distinctive entries are requlretl
Porches meYOencroach up to a
into front setback
Living
Unit Entry courtyard
Multifamily Flats at -grade guidelines
wm Height Limit:
eith allowance up to 35 n. for units with parking
Died into or located below the units' living space
! asy windows and
LUlrvi g �i baCrilea are encouraged
' Maximum 4 n.
! encroachments
allowed
Unit g
Horizontal and vertical
I wall plane chaste and
rich architectural detail
isexpected
Un
itig
up to e
Garage
Podium
Multifamily Flats podium facade guidelines
Affordable Housing Design Guidelines
DESIGN GUIDELINES
MULTIFAMILY FLATS 2
DESIGN GUIDELINES
Site Development
1. Orient unit entries to streets and common open
spaces.
2. Podium parking below individual buildings is
strongly encouraged to allow large scale tree land-
scaping around the buildings. One large podium
parking structure for several buildings is discour-
aged.
3. Avoid garages and parking lots facing public
streets.
4. Internal streets should be designed for a high
degree ofwalkability. Parkstrips, sidewalks, and
pedestrian scale street lights should be provided on
both sides of the street.
5. Entry driveways should have strong landscaped
edges with terminus views focused on landscaped
areas or building entries, not the rear end of
parked cars.
6. The edges of any garage structure and vents into
the garage visible above grade should be screened
with evergreen plant materials. Earth berms and
other techniques to tie the top of the garage
structure into the surrounding grade level should
be utilized.
txample of landscape screening of podium parking
Final Draft Oq/77/1 1 97
DESIGN GUIDELINES
2 MULTIFAMILY FLATS
Massing and Articulation
1. Provide horizontal and vertical wall plane offsets to
break up the building mass. Avoid building forms
that appear to be large boxes with elements attached
to them.
2. Provide buildings with a well defined base, a middle,
and a top to reduce the apparent building height
and bulk. Significant projecting roof overhangs are
strongly encouraged.
3. Integrating the upper floor units into the roof form,
stepping back of upper floors from those below, or
the use of a different material on the top floor walls
is encouraged.
4. Adding horizontal projecting molding at some floor
lines (e.g., top floors) is encouraged to mitigate the
feeling of tall unbroken walls.
5. Step down the building mass at corners.
6. Stepping back portions of upper floors is encouraged
to reduce the visual bulk of structures.
7. Provide pedestrian oriented elements and details
on facades facing public sidewalks. Elements such
as projecting balconies and awnings can add visual
interest and richness to the street environment.
S. Provide a varied building silhouette when viewed
against the sky. "Ibis may be achieved with variations
in roof height, the addition of building elements
projecting above the roof eave, and other similar
means.
9. Provide well defined common entries related to the
sidewalk facing the public streets, common open
spaces and pedestrian walkways.
Town of Los Gatos
On Site Parking
1. Below grade parking is encouraged with entries
placed at the rear or sides of the structures whenever
possible. They should be recessed as much as possible
from the building facade - especially where security
gates are used at the garage entry.
2. Guest parking should be distributed throughout the
development.
3. Podium garages should not extend more than 5 ft.
above grade along street frontages, common open
spaces or pedestrian walkways unless fully screened
by building walls with decorative treatment and
detail.
Architectural Details
1. Structures must include building articulation,
changes in materials or textures, or other architec-
tural features as summarized below:
• Horizontal and vertical wall plane changes
• Varied roof forms and orientations
• Bay windows
• Roof Dormers
• Material and color changes
• Applied decorative features.
• Roof segments over windows
• Pot rails
• Metal or wood balcony railings
• Planter boxes and plant rings
2. Projects constructed on top of parking podiums
should take special care to provide design elements
to minimize the hard edge of the parking podium.
Decks extending beyond the podium edge and
varied setbacks for the residential units are just two
ways of approaching this issue.
Example of facade articulation and subordinate
underground parking
28 Final Draft 09/27/13
Example of larger building subdivided into smaner
building forms
Affordable Housing uesign uuweunes
Town of Los
DESIGN GUIDELINES
HOUSING TYPES /SITES SUITABILITY
In general, most of the housing types are suitable to all of
the sites subject to the unique opportunities and limits
related to the individual site size, configuration, and in-
terfaces with their adjacent environments. However, based
on the large size of the Southbay Development site, its
adjacency to the Aventino Apartments, and its proximity
to future light rail transit service on Winchester Blvd.,
the Town feels that the lower intensity Small Lot Single
Family and Cottage Housing types are not suitable for
the Southbay site.
Prior to starting detailed planning and design on any
one of these sites, it is suggested that applicants confer
with Town staff on the appropriate housing types for
their site.
.uoroame mousing Ueslgn Guidelines Final Draft09/27/13 �4
r-
Town of Los Gatos
This page has been intentionally left blank.
30 Final Draft 09/27/13 Affordable Housing Design Guidelines
of Los
SITE GUIDELINES
SITES OVERVIEW
SITE GUIDELINES
The identified AHOZ sites vary in size, configuration and neighborhood context. Each has its own special opportuni-
ties and constraints which will affect the selected housing types, resident mix, and site layout. This chapter sets forth
guidelines that are applicable to housing type selection and site layout.
The five sites covered by these design guidelines are summarized in the table below, and shown at a common graphic
scale (see page 1 for site locations within the Town of Los Gatos).
Table 3 -1: AFFORDA Rr F Mnrmrvc eve oc, v.
----
___ ---- —,, -- ov..va..
SITE
AHOZ
APN Zoning
Albwable Base
(U eroity
Parcel
Dever
opable
Realistic
Development
Development
Acreage
Aveap
Capaaty'
Droste,
Soutbba Devdo meet
Y P
42432 077 CM /AHOZ
12 -20 DU
High D 1 Ruidmrld
7.4
7.4
148 wits
C-paeity bared on
Gmnal Pl Dnigrarion
20unitspevane
Oak Bum Site
5 -12 DU
529 16 042 RM-5:12/
AHOZ
bfadi —m I
Redderew Gmaeal Plm
3.8
3.8
76 unks
Gpadtybaa<dan
Dreipativa
(30 eatetin9 +46 new)
20 units per am
Higgim Business Park Site
529 16 071 O /AHOZ
3.2
3.2
Ca ad basedon
P
64 units
s
20 its per aae
Los Gatos I dgc Site
5290400/ CH:PD /AHOZ
Mired Uae Commercial
1.5
1.5
d
� a h bared on
Genual Plan Dnignauon
30 units
20 units per sae
Los Gatos Lodge Site B
529 24 032 CH:PD /AHOZ
Mixed Use Commercial
7 0
7.0
Capacity baredoe
P ty
Gmenl Plan Dni,pauon
140 units
20 wits per aae
'7he accepta64 d.Apmeatcopa mirlbe determmedby
the application- fdennsy benwproPisiow, developraeateencesnsar,
seed accepmble sitepbm sad baildigdvso e.
woroaole riousing Uesign Guidelines Final Draft 09 /27/19 11
SITE GUIDELINES
3
32 Final Draft 09/27/13
Town of Los Gatos
SOUTHBAY DEVELOPMENT SITE
OAK RIM AND HIGGINS BUSINESS PARK SITES
Affordable Housing Design Guidelines
Town of Los
LOS GATOS LODGE SITES
Affordable Housing Design Guidelines
SITE GUIDELINES
Final Draft 09/77/11 as
Town of Los Gatos
SITE GUIDELINES
SnUTHRAY DEVELOPMENT SITE
SITE SUMMARY
AHOZ
Allowable Baae Density
past l
Developa64 A<seage
Aeslistic
Developmwt
Capaaty`
Development
Density
Zoning
(Unks /Aare)
Am °8`
Capanry band on
CM /AHOZ
12 -20 DU
Gt aennait
74
7.4
148 smia
20nniapl-
Deti'gnauon
"7be aaoeptab4 development vapariq will be detnmined by ebe
density deveopment ov .,,m, and aeeepmble site plan and
building designs.
SITE DEVELOPMENT INFLUENCES
1. Site Features
• Site is relatively flat, and elevated slightly above
Knowles Drive and the Los Gatos Creek Trail.
• Three existing office buildings complexes located
on the site.
• Substantial mature landscaping along Knowles
Drive and the Los Gatos Creek Trail frontages.
2. Nearby Uses
• Light industrial uses to the north of the site.
• Two -story El Gatos Business Park structure im-
mediately adjacent to the west.
• City of Campbell to north - office and light in-
dustrial.
• Aventine, Apartments development immediately
adjacent to the south.
• Netflix office building to the southwest.
• Los Gatos Creek and Trail immediately adjacent to
the east with single family homes across the creek.
• Small shopping center and professional offices to
the west across Winchester Blvd.
34 Final Draft 09/27/13
3. Other Influences
• Shared entry drive easement from Knowles Drive
for this site and the adjacent El Gato Business Park
to the north.
• Three utility easements.
• Los Gatos Creek 100 year flood plain. Any con-
struction shall be consistent with the Town's Flood -
plain Management Ordinance.
• Irregular shaped site.
• Future nearby light rail transit service on Win-
chester Blvd.
• Adjacent medium density multifamily residential
structures adjacent to the south property line.
• Applicable Guidelines and Standards for Land Uses
near streams.
Affordable Housing Design Guidelines
of Los
SITE GUIDELINES
SOUTHBAY DEVELOPMENT SITE 3
vl O\.V WIIVIV
Affordable Housing Design Guidelines
Final Draft 09 /27/13 3s
Town of Los Gatos
SITE GUIDELINES
3 SOUTHBAY DEVELOPMENT SITE
LANDSCAPING
BUILDING MASSING
36 Final Draft 09/27/13 Affordable Housing Design Guidelines
Town of Los
SITE GUIDELINES
OAK RIM and HIGGINS BUSINESS PARK SITES 3
SITE SUMMARY
AHOZ
Allowable Baae Deoeity
parcd
Rediatic
Z•niog
Nvits /Acre)
Acreage
Developable Acreage
Development
G9p9°
Development
Demity
D K tM 1
RM:5:121AHOZ 5 -12 DU 3.g 3,g Capacity timed on
new) 20awitrp,ra
iftCGIN Bic cc qgS
O /AHOZ
3 2
3.2
7d-lillyd�ekp..
Gapuiry
20 aniupec
ekpuunt capacity wAl be det iced
pmeoteonceuioru, andeareptabkrite
planandbni/dingdui .
SITE DEVELOPMENT INFLUENCES
I. Site Features
Oak Rim Site
• The site has two flat developed areas that have the
potential to accommodate additional development.
1) The eastern portion of the site with frontage
along Blossom Hill Road.
2) The western portion ofthe site along Highway 17.
• The property is divided by a very steep hillside
in the middle of the parcel which accommodates
an access drive that connects the two developable
areas.
• The site has two groupings of existing apartment
buildings in the developed areas. The Blossom Hill
structures are older.
• The site has substantial mature landscaping.
Higgins Business Park Site
• The site is lower than Blossom Hill Road, and is
accessed via a sloping driveway.
• The majority of the site is flat with a steep slope
along Blossom Hill Road and a portion of the
eastern boundary.
• The site is developed with two office buildings and
a paved parking lot.
• The site has substantial mature landscaping.
rtnomaole dousing Uesign Guidelines
2. Nearby Uses
• Vasona and Oak Meadow Park are within 1/2 mile
of the sites.
• Fisher and Van Meter Public Schools are within 1/
mile of the sites.
• Community Bus Transit Stops are within 1/2 mile
of the sites.
• Adjacent existing apartments and condominium
complex.
• Adjoins approximately 13,000 square foot San Jose
Water Company parcel to the east.
• Within 1/ mile of Los Gatos Boulevard shopping
centers and professional offices.
• New 25 -unit mixed -use residential /commercial
development being constructed nearby on the
former Swanson Ford site.
• New 10 -unit single family subdivision being con-
structed nearby on Placer Oaks.
3. Other Influences
• The Oak Rim site has signalized access at the Blos-
som Hill Road and Roberts Road intersection.
• Possible joint development potential of Higgins
and Oak Rim sites with shared access potential.
• Adjacent to Highway 17 - Noise impacts will need
to be mitigated and addressed by the proposed
development.
Final Draft 09/27/11 17
Town of Los Gatos
SITE GUIDELINES
3 OAK RIM and HIGGINS BUSINESS PARK SITES
ciRCI 11 ATION
38 Final Draft09 /27/13 Affordable Housing Design Guidelines
Town of Los Gatos
'AS' depicts
symbolic
requirement for
the provision
of common
amenity
space with
final locations
determined by
the Architectural
and Site
approval
process.
SITE GUIDELINES
OAK RIM and HIGGINS BUSINESS PARK SITES 3
LANDSCAPING
MASSING
Affordable Housing Design Guidelines Final Draft 09/27/13 i4
Town of Los Gatos
SITE GUIDELINES
3 LOS GATOS LODGE SITES A & B
SITE SUMMARY
AHOZ
Allowable Base Devaity
Parcel
Acreage
Realistic
Development
Capaciry'
Devdapmwt
Devsity
Zoning
(Units /Acre)
Aaeage
Developable
[�$ CATOS LODGE SITE A
Cparity bared vn
CHXD /AHOZ
20 due tv
General Pled Designation
1.5
I,5
30 min
20uninperaere
LOS GATOS LODGE SITE B
C•P °Lill' bared on
CH:PD /AHOZ
General Man Designation
7.0
7.0
14o uvin
10 vroiuper acre
' 7be accePwbk devekpmmt capacity will be determiroed
by rbe demity devekpmme mncasivnr, audaccpmbk site
pbm and bvi/dingdesignr.
SITES A& B DEVELOPMENT INFLUENCES
1. Site Features
• Both sites are developed with an existing motel
and parking lot.
• Both sites are relatively flat except for a steep hill-
side along the eastern portion of the site.
• The majority of Site B is developed with older
motel structures and pavement.
• Substantial mature landscaping exists on the sites
and along property boundaries.
2. Nearby Uses
• Los Gatos - Saratoga Road and a mixture of residential,
commercial and motel uses are to the north.
• Highway 17 on -and off -ramps are located at the
northwest corner of the sites.
• Los Gatos High School play fields are along the
southern boundary.
• Bella Vista neighborhood and residential uses along
the eastern boundary.
3. Other Influences
• Signalized intersection at Los Gatos - Saratoga Road
and Alberto Way.
• Proximity to the High School.
• Possible joint development of both parcels with
shared access.
• Adjacent to Highway 17 - Noise impacts will need
to be mitigated and addressed by the proposed
development.
40 Final Draft 09/27/13 Affordable Housing Design Guidelines
of Los
SITE GUIDELINES
LOS GATOS LODGE SITES A & B 3
Affordable Housing Design Guidelines Final Draft 09/27/13 41
Town of Los Gatos
SITE GUIDELINES
3 LOS GATOS LODGE SITES A & B
LANDSCAPING
'AS" depicts
symbolic
requirement for
the provision of
common amenity
space with
final locations
determined by
the Architectural
and Site approval
process.
UACCINC
* Setbacks
between Sites
A &Bare not
applicable if
the sites are
combined.
42 Final Draft 09/27/13 Affordable Housing uesign uumenimb
Town of Los
ALLEY (REAR LANE)
A narrow street located at the rear of residential parcels,
and providing access to garages and surface parking areas
serving residences whose entries face nearby public or
internal streets.
ARTICULATION
The visible expression of architectural elements which
through their form, structure, or materials break up the
scale of buildings and spaces to achieve a human scale.
AUTO COURTS
A paved open space surrounded on three sides by residen-
tial structures, and serving as access to garages for those
dwelling units. It may also provide access to residence
entries.
BALCONY
An exterior platform that projects from or into the facade
of a building, and is surrounded by a railing, balustrade,
or parapet.
BAY WINDOW
A large window or grouping of windows projecting from
the outer facade of a building and forming an alcove in
the interior of the building.
CARRIAGE UNIT
A complete dwelling unit with separate entrance, sleeping,
bath and kitchen facilities that is located above a ground
level garage structure.
CONDOMINIUM
Condominium, residential means a residential develop-
ment, a condominium project, a community apartment
project or a stock cooperative as defined in title 6 Com-
mon Interest Developments, section 1351 of the Civil
Code. (Condominiums are a form of ownership rather
than a housing type)
COTTAGE CLUSTER HOUSING
A collection ofsmall houses arranged around and fronting
one or more common open spaces or courtyards. Units
are usually smaller than typical single family homes with
floor areas of 1,200 square feet or less. Parking is provided
in consolidated parking lots and /or in garages served by
alley access.
EVA
Emergency Vehicle Access is a secondary means of access
to a parcel of land for fire fighting apparatus and other
public service vehicles.
GLOSSARY
GARAGE APRON
A portion of driveway serving an individual garage, and
separating the garage from the adjacent street, auto court
or other vehicular access way. Garage aprons between 3
feet and 18 feet shall be prohibited to prevent vehicles
from encroaching into the sidewalk, street, or alley.
MULTIFAMILY FLATS
Dwelling units typically stacked one above another with
access by way of common building entries and corridors.
Parking is usually accommodated in common areas
composed of surface parking with carports or individual
garages, separate parking structures, or in a parking level
located beneath the residential complex (also referred to
as Podium Parking defined below). Typical densities are
25 to 35 units per acre.
MULTIPLEXES
Structures containing two or more dwelling units (e.g.,
duplex, triplex, 4 -plex, 6 -plex) with individual entries
designed to resemble detached single family homes.
Units may be side -by -side or stacked one above the other
or a combination of both. Typical densities are 15 to 20
units per acre.
PODIUM PARKING
A parking structure configured with the parking partially
located below grade (but not fully underground), and with
dwelling units or other uses above.
POT RAILS
Shelves attached to and projecting from the exterior facade
of structure for the purpose of supporting potted plants.
PARK STRIPS
A strip ofland located between the rear of the curb and the
front of a sidewalk, usually used for planting low ground
cover and /or street trees - also known as a "planter strip"
or "parkway strip ".
ROOF DORMER WINDOWS
A window set vertically in a structure projecting through
a sloping roof.
ROWHOUSES
Single - family, attached dwelling units constructed in
rows along common streets. Unit entries are oriented to
the fronting streets, and garages are integrated into the
individual units at the rear. Private open space is typically
provided as a porch, entry garden or deck rather than as
at -grade patios. Units occupy all floors, without other
units above or below. Typical densities are 15 to 25 units
per acre.
Affordable Housing Design Guidelines Final nmft 1`10/17/1 ] .I
GLOSSARY
Town of Los Gatos
SMALL LOT SINGLE FAMILY DETACHED HOMES
Individual houses on their own individual lots with parcel
sizes generally in the range of 2,500 to 4,500 square feet.
SECONDARY DWELLING UNIT (SDU)
A detached or attached dwelling unit which provides
complete independent living facilities for one or more
persons, and is accessory to and generally smaller than
a primary dwelling unit. A secondary dwelling unit is
located in a permanent structure with separate entrance,
sleeping, bath and kitchen facilities.
TANDEM PARKING
A parking configuration wherein two spaces are located
end to end in such a manner that one of the spaces is not
directly accessible to the street without traveling over the
other space.
TOWNHOUSES
Single - family attached dwelling units constructed in clus-
ters within an overall master development plan. Parking is
typically in garages or parking lots adjacent to the dwelling
unit clusters, but may be integrated into the dwelling's
ground floor. Typical densities are 15 to 25 units per acre.
Typical densities are 15 to 24 units per acre.
44 Final Draft 09/27/13 Affordable Housing Design Guidelines
REQUIRED FINDINGS FOR:
General Plan Amendment GP -13 -003
Zoning Code Amendment A -12 -003
Public Hearing to consider a General Plan Amendment to include the Affordable Housing Overlay
Zone sites in the Housing Element Technical Appendix Housing Sites Inventory; Amending the
Town Code to incorporate the Affordable Housing Overlay into Division 5, Article VIII Overlay
Zones and Historic Preservation; Adoption of Affordable Housing Overlay Zone Design
Guidelines; and Application of an Affordable Housing Overlay to five properties generally located
at:
1. Knowles Drive east Of Winchester Boulevard, APN 424 -32 -077
2. Los Gatos Lodge, 50 Los Gatos Saratoga Road, APN 529 -24 -032
3. Los Gatos Lodge, 50 Los Gatos Saratoga Road, APN 529 -24 -001
4. Higgins Business Park, 400 Blossom Hill Road, APN 529 -16 -071
5. Los Gatos Oaks Apts., 517 Blossom Hill Road, APN 529 -16 -042
APPLICANT: Town of Los Gatos
FINDINGS:
Required finding for CEQA:
■ The Addendum to the Certified General Plan EIR determined that the revised Affordable Housing
Overlay would not create any new or significant environmental impacts that were not already
evaluated in the General Plan EIR, and would not increase the severity of any previously identified
significant impacts.
Required finding for the General Plan Amendment:
■ The proposed amendment is internally consistent with the General Plan.
Required findings for Town Code Amendment:
■ The proposed amendment is consistent with the General Plan.
NdDEVWM MGS@01 Windings A-12-003 end GP- 13- 003.d.c
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