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4t N 8F o`s�to5 COUNCIL AGENDA REPORT DATE: December 5, 2013 TO: MAYOR AND TOWN COUNCIL FROM: GREG LARSON, TOWN MANAGER MEETING DATE: 12/16/13 ITEM NO. Li SUBJECT: ACCEPT REPORT ON AFFORDABLE HOUSING OVERLAY ZONE (AHOZ) DESIGN GUIDELINES RECOMMENDATION: Accept report on Affordable Housing Overlay Zone Design Guidelines. BACKGROUND: On November 4, 2013, the Town Council adopted a resolution approving the AHOZ Design Guidelines and authorizing staff to make necessary revisions to ensure consistency with the associated AHOZ Zoning Ordinance Amendment that was ultimately adopted after the second reading on November 18, 2013. The Final Draft of the AHOZ Design Guidelines is provided as Attachment 1. The AHOZ Design Guidelines have been revised to reflect the removal of density bonus references since density bonuses were not included in the developer concessions noted in the adopted AHOZ Zoning Ordinance Amendment. Additionally, the Town's Architectural Consultant included language clarifying the usage of the terms in the Standards and Guidelines sections of the document. ATTACHMENT: Final Draft of AHOZ Design Guidelines SLB:EO:ct PREPARED BY: SANDY L. BAILY is 63 Director of Community Development Reviewed by: Assistant Town Manager AA )- Town Attorney Finance \ \leona \data \DEV \tc repons\2013\AHOZ Design Guidelines 12- 16- 2013.docx THIS PAGE INTENTIONALLY LEFT BLANK ACKNOWLEDGMENTS TOWN COUNCIL Town Manager Barbara Spector Mayor Steve Leonardis Vice -Mayor Marcia Jensen Community Development Director Diane McNutt Senior Planner Joe Pirzynski Senior Planner 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 Marico Sayoc Joe Pirzynski Barbara Spector Barbara Cardillo Mathew Hodes Bob Beyer Todd Jarvis TOWN STAFF Planning Commission Planning Commission Town Council Town Council Community Services Commission Public Representative Public Representative Business Representative 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 i Cannon Design Group Town of Los Gatos Community Development Department 110 East Main Street Adopted by the Los Gatos, CA 95031 Los Gatos Town Council (408) 354 -6872 November 4, 2013 www.losgatosca.gov Town of Los Gatos CONTENTS 1 INTRODUCTION Introduct ion .......... ..............................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 ............................... 40 GLOSSARY................................................ ............................... 43 Affordable Housing Design Guidelines 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- ence of Los Gatos. 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 development with a sig- nificant component of affordable housing (i.e., greater than what is required by the Town's Below Market Price Housing Program) or to the development of the five identified affordable housing sites listed below and shown in Figure 1.1. 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 INTRODUCTION U Q F 239A J = p,N\Scd Rd 85 e e D t e O Southbay �. SI P p Developmentodard Rd all ey FwY ,ra west ey O Vall F Bicknell Rd 0\a 4a�4 . q`e n'Y Carlton Ave Vasona Lake County Park `os Gatos Almaden Rd F Higgins Business Oak Rim Park 105 Gto 9 Monte.Sereno D snm Hill Rd ,Monte om n Shannon Rd Rd Q af#er Lea Los Gatos Lodge A Los Gatos's Lodge B h np Affordable Housing Sites Locations COMMUNITY EXPECTATIONS The Town of Los Gatos expects a high level of experience 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: 1. 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. 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 designated AHOZ site will vary according to several factors including any additional development capacity al- lowed 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 actual densities may be lower. The 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 Affordable Housing Design Guidelines Town 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 Relate buildings to the street and locate them on the site so that they reinforce street frontages. 2. Relate buildings to existing and planned adjacent uses. 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. DESIGN GUIDELINES 01A 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. 9. Designate "vehicle free areas" for bicycle and pedes- trian safety and enjoyment. 10. In developments without garage parking, bicycle parkingwill be required per Santa Clara ValleyTrans- portation Authority (VTA) standards. PUBLIC OPEN SPACE 1 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. 7. Locate common facilities —such as community rooms and laundries — centrally and link them to common outdoor space. 8. Locate buildings and landscaping to maximize solar access during cooler months and to control it dur- ing warmer months. Maximize natural ventilation, 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. 3. Locate public open spaces so that they can be viewed from individual units, preferably from the kitchen, living room or dining room. 4. Locate play area(s) centrally to allow for adult su- pervision from dwelling units and /or from a central facility such as a laundry. 5. 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. PRIVATE OPEN SPACE PARKING 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. 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. Affordable Housing Design Guidelines 3 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. Town of Los Gatos 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 fa4ade of horizontal buildings into smaller components by utilizing vertical adjacent building masses. 5. Provide a variety of seating in landscaped areas, where 8 Provide door and window openings with sizes and 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. 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. 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 ofsolar opportunities. HOUSING TYPES DESIGN STANDARDS AND GUIDELINES Design standards and guidelines for each individual hous- ing type are summarized on the following pages. • All items under Development Standards sections are Standards unless noted as encouraged. The use of the word encouraged means it is strongly recommended, but that other options may be considered. • Individual items within the Design Standards and Guidelines sections which contain diagrams or text with specific percentages and dimensions shall be treated as Standards unless stated as encouraged. • Text which includes the word shah must or avoid are Standards. • Text and diagrams which includes the words should, encouraged orprovide are Guidelines, but are strongly recommended. The word providewichin a Development Standards sections denotes a Standard. The housing types covered are: • Small Lot Single Family Detached Homes • Cottage Cluster Housing • Multiplexes • Townhouses • Rowhouses • Multifamily Flats Affordable Housing Design Guidelines Town of Los Gatos Small lot single family detached homes with secondary units over rear lane garages 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 is 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 2 Small lot single family detached units with parking in rear lanes Small lot units with parking in the rear Carriage house units along rear lane with special pedestrian entry gates Affordable Housing Design Guidelines Carriage house units along rear lane 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 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. Height • Maximum Height: 30 ft. with allowance up to 35 ft. for units with parking integrated into or located below the units' living space. Entries • Porches are expected, and may encroach into front setbacks up to a maximum of 8 feet. Porches must have a minimum six foot depth. Parking • 0 - 1 bedroom units: 1 spaces per unit. • 2 - 3 bedroom units: 2 spaces per unit. • 4+ bedroom units: 2 �/2 spaces per unit. • Tandem spaces are allowed. Front setback encroachments example Affordable Housing Design Guidelines Town of Los DESIGN GUIDELINES SMALL LOT SINGLE FAMILY DETACHED HOMES 2 Maximum Height Limit: 30 it. with allowance up to 35 ft, for units with parking Integrated Into or located below the units' living space .._.._.._.._.._.._. ._.._.._.._.._.._.._.._.._.._.. Roof slopes to match Il main house structure Maximum Height Limit: 15 h. for accessory structure without living space above �Pro acting balconies anvbayy windows are strongly encouraged Inset garage doors 12" min. Small Lot Single Family Detached rear garage and secondary unit frontage standards and guidelines Maximum Height Limit: 30 ft. Sloped roofs are required Minimum roof slopes are 4:12 Roof slopes of 6:12 or more are preferred Living span nwK. ...... h opp to Stl Into Iron setback for up to 5e%ol the no.$. Width I., hom.6 With rear lane perking apnea Open entry porches are required and may encroach up to 6 ft. into front setback garages Small Lot Single Family Detached street frontage standards and guidelines DESIGN STANDARDS AND 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 dear 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 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 shall be a minimum of 3 feet unless a shorter setback can be justified as being necessary in order to maintain consistency with a desired architectural style or the historic character of the neighborhood. 6. Limit the width of garages accessed from visible street frontages and lanes to a maximum of 50% of the home's 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. Affordable Housing Design Guidelines 7 DESIGN GUIDELINES 2 SMALL LOT SINGLE FAMILY DETACHED HOMES On Site Parking 1. Garage aprons for street - facing garages shall have an 18 ft. minimum depth 2. Rear entry garages: 3 ft. minimum setback are ac- ceptable; 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 Town of Los Gatos Special design for corner unit Units with porches ^� Arterial Street face sUee[ I' Landscaped Focal Point Site layout example Small Lot Single Family Detached examples Affordable Housing Design Guidelines of Los Gatos Cottages around a central courtyard with three carriage units above rear alley garages (37 units /acre) DESIGN GUIDELINES COTTAGE CLUSTER HOUSING Characteristics Cottage Cluster Housing is a collec- tion of small 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 - 20 DU /acre 0� Cottages around a central courtyard with a commons structure Street facade of the 9 -unit cottage cluster shown in the aerial photo above Cottages around a central courtyard Adjacent parcels or alley with parking rn (carriage units overgarages optional) C _. . .l Y i t dan col Common emu` I Open Space a01 op pan , m- s q p c N sspace I' i � r cwmarca xmg I C� I e, ain ca 4 i Adjacent parcels or alley with parking ! a (carnage units over garages optional) I Cottage housing site plan example Affordable Housing Design Guidelines 9 DESIGN GUIDELINES 2 COTTAGE CLUSTER HOUSING DEVELOPMENT STANDARDS DESIGN OBJECTIVES 1. Select a housing type that responds to changing 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 • Shall be determined by required 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 porches with roofs and architectural pro- jections (e.g., bay windows, fireplaces) not greater than 18" in depth and 6 ft. or less in width are not included in the total floor area calculation. Lot Coverage 40% maximum. Town of Los Gatos Building Placement • Setbacks and lot coverage standards shall 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 Guidelines for individual AHOZ sites in Chapter 3. • Cottages shall be oriented around and have their main entry from a common open space as referenced in Chapter 1 or in the Site Guidelines for individual AHOZ sites in Chapter 3. 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 as referenced in Chapter 1 or in the Site Guidelines for individual AHOZ sites in Chapter 3. Open Space • Shall be determined by 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 open space as referenced in Chapter 1 or in the Site Guidelines for individual AHOZ sites in Chapter 3, and shall have no dimension less than 5 ft. on any one side. Height • Maximum Wall Plate Height: 18 ft. • All parts of the roof above 18 feet shall 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: 2 1/2 spaces per unit. • Tandem spaces are allowed. • Parking shall not be allowed between cottages. 10 Affordable Housing Design Guidelines Town of Los Gatos Maximum Height Limit: 30 ft. for garage structure with carriage house living unit over ._.._.. _.._.._.._.._.._.._.._.._.._.. Roof slopes to match i main house structure \ 1t �Pro acting balconies en9bay windows are it strongly encouraged ie Rear Access Lane •tbaek for garage i or "e Ie« ..... ra « Interior Driveway it garage doors mm. Cottage Cluster Carriage House standards and guidelines Maximum Height Limit _ for 6:12 slopetl roofs: 28 ft.., _ .. _ .. Maximum Height Limit for 4:12 sloped roofs: 23 ft. Sloped roofs are required Variety in roof orientations is encouraged Front Setback I Open entry porches are w required and may encroach N to 8 ft. into front setback n 3 min. porch ! E L depth" 6 fLL � i W Cottage Cluster frontage standards and guidelines DESIGN GUIDELINES COTTAGE CLUSTER HOUSING 2 Cottage Cluster Housing example Affordable Housing Design Guidelines 11 DESIGN GUIDELINES 2 COTTAGE CLUSTER HOUSING DESIGN STANDARDS AND GUIDELINES Site Development 1. Orient unit entries to common open spaces. 2. Limiting carriage units over garages to one unit for each four regular cottage units is encouraged. 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. Town 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 Chapter 29 of the Town Code (Zoning Regulations). 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 Cottage Cluster Housing example 12 Affordable Housing Design Guidelines Town of Los Gatos Open Door development in Los Gatos (19 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 0� Multiplexes combined with apartment structures Open Door project in Los Gatos (19 units per acre) Multiplexes in the project shown in the air photo above Multiplex with an individual homes appearance, and second floor unit entries on the side of the structure Affordable Housing Design Guidelines 13 DESIGN GUIDELINES 2 MULTIPLEXES DEVELOPMENT STANDARDS DESIGN OBJECTIVES • Maintain a single- family character along public streets, and compatibility between new multiplex housing and the Town's existing single family neigh- borhoods. • Minimize the visual mass and bulk of the structures. • Maintain a high - quality streetscape appearance. • Provide a sense of neighborhood and community within the development. Lot Size • Minimum lot area per dwelling unit: 2,000 sq. ft. Unit Size • Subject to Architecture and Site review. Lot Coverage • 40% maximum. Building Placement • Setbacks and lot coverage standards shall 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. Town of Los Gatos 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. Height • Maximum Height: 30 ft. with allowance up to 35 ft. for units with parking integrated into or located below the units' living space. • Wall Plate Height: 18 ft. strongly encouraged • Pitched roofs are required. 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'/2 spaces per unit. • Tandem spaces are allowed. Fourplexes around auto courts 14 Affordable Housing Design Guidelines Town of Los Gatos Maximum Height Limit: 30 ft. with allowance up to 35 h. for units with parking integrated Into or located below the units' living space Sloped roots are required. Variety In roof orientations is encouraged. - ...._.._.__.._.._.._.. Front Setback e -. _ Building: 15 a. I i E Garage: tan. bnless dahwiI rhe y site waelnes .. m, i second floor t 1Accentuate entries � i +r' i 21 i me I � at � Multiplex second floor standards and guidelines Maximum Height Limit: 30 h. with allowance up to 35 g. for units with parking integrated into or located below the units living space Sloped roots are required Variety in roof orientations is encouraged Open entry parches are encouragged and may encroach up to 61 . into front setback Multiplex frontage standards and guidelines DESIGN GUIDELINES MULTIPLEXES 2 DESIGN STANDARDS AND GUIDELINES Site Development 1. 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. Messing and Articulation 1. Pitched roofs are strongly encouraged for all struc- tures, 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 ocher entry elements. Affordable Housing Design Guidelines 15 DESIGN GUIDELINES 2 MULTIPLEXES IV Y Multiplex cluster example with street oriented entries and minimized visual parking impacts Mulriplex example with strong residential form, individualized entries, and private outdoor space Example of grouped multiplex garages with design and details related to the housing structures Town of Los 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 I. 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 Affordable Housing Design Guidelines Town of Los Gatos Townhouses with separated carports DESIGN GUIDELINES 10159H1CMMI 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 - 20 DU /acre 2 Townhouses with one -car and tandem parking under Townhouses with parking in surface parking lots Townhouses 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 17 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 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. 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. 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 required. 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'h spaces per unit. • Tandem spaces are allowed. • Garages shall occupy no more than 50% of a unit width fronting on a street, common open space or other pedestrian area. Townhouse example with wall offsets and details used to break up tall building form 18 Affordable Housing Design Guidelines Town of Los Gatos Sloped roofs are required Maximum Height Limit: 30 D. with allowance up to 35 n. for units with parking integrated Into or located below the units' living space Horizontal antl vertical I wall plane odsets and rich architectural detail is expected Maximum4ft. I encroachmentsoy . j allowed I Front Setback Building: 15 h. I Garage: tan. lrrhde of I she gu/dellnes Front Llmltgara a width to load ad r no more then 50 %of the front townhouse facade garage Inset e gdoars t Distinctive entries are required. I Porches may encroach up to 6 ft. Into front setback. toara min Deep recessed entries are acceptable Townhouse with ground floor garage standards and guidelines Maximum Height Limit: 30 ft. with allowance up to 35 H. for units with parking Integrated into or located below the units' living space roofs are required in roof orientations is encouraged Open entry orches are encouraggedpand may encroach up to 6 ft. into front setback Townhouse frontage standards and guidelines DESIGN GUIDELINES TOWNHOUSES 2 DESIGN STANDARDS AND 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. Large parking areas shall be broke into smaller segments with substantial landscaping. Massing and Articulation 1. 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. The individuality of each townhouse unit shall be emphaisized 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 shall 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. 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 shall 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. Affordable Housing Design Guidelines 19 DESIGN GUIDELINES 2 TOWNHOUSES Townhouse development common amenity area example Townhouse individual unit identity example Townhouse example with projecting porch and bay window used to reduce prominence of the garage 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. Townhouses with garages sharing a facade with the unit's entry are discouraged unless other options are unfeasible. 3. High - quality decorative garage doors with windows are encouraged. 4. Where there are adjacent garage doors, provide a landscaped area to separate them and reduce the amount of driveway paving. 5. Garage aprons shall 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 such as those 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 20 Affordable Housing Design Guidelines Town of Los Gatos Rowhouses combined with small lot single family detached homes DESIGN GUIDELINES ROW HOUSES 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 - 20 DU /acre Rowhouses with entries oriented to the street Rowhouses with entries oriented to a pedestrian court 2 Rowhouse rear alley garages Rowhouse rear alley garages Affordable Housing Design Guidelines 21 DESIGN GUIDELINES 2 ROWHOUSES DEVELOPMENT STANDARDS DESIGN OBJECTIVES • Minimize the visual mass and bulk of the structures. • Maximize 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 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. Active Common Open Space example 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 required. 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'/2 spaces per unit. • Tandem spaces are allowed. • Garages shall be located on rear lanes or auto courts. Passive Common Open Space example N r1 S 1 1 .. Rowhouse site plan example 22 Affordable Housing Design Guidelines Town of Los Gatos Maximum Height Limit: 30 ft. with allowance up to 35 B. for units with parking integrated into or located below the units' living space roofs are required Bedrooms Level -- IIBalconlessm `encouraged - q Horizontal and vertical - wall plane offsets and rich architectural tletall Is expected Main Maximum 4 ft- encroachments Living a flowed Level Garage Lendsca ing required between and V/--d � garages �3 H. minimum depth) Storage inset Decorative paving in the gate a auto court is encourages An �� Rowhouse garage facade standards and guidelines ..._.._.._______..___.._.. - *. Maximum Height Limit: 30 d. with allowance up to 35 ft. for units with parking integrated into or located below the units' living space Sloped roofs are required i Maximum 4 ft. encroachments allowed Bedrooms Level Balconies are li, a 1 encouraged Horizontal and vertical wall plane o antl rural architectural detail Is is expected ' Front Setback: 15 ft Main unksss had Mhwwfse i Living brute guidelines Level Distinctive entries are required. Porches mayv encroach up to 6 n. Into front setback Deep recessed entries are acceptable Garage and Storage lrem_gv. entry level. . .�� Rowhouse frontage standards and guidelines DESIGN GUIDELINES ROWHOUSES 2 DESIGN STANDARDS AND GUIDELINES Site Development 1. 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 shall be designed for a high degree of walkability. Parkstrips, sidewalks, and pedes- trian scale street lights should be provided on both sides of the street. Elevated entry commons example Distinctive rowhouse entry example Affordable Housing Design Guidelines 23 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. The individuality of each rowhouse unit shall be emphasized with well defined limits and individual entries and details. 3. Elevations shall 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 eave heights, windows and ridge line variations. Town of Los Gatos On Site Parking 1. Guest parking should be distributed throughout the development. 2. High -quality decorative garage doors with win- dows are encouraged. 3. Where there are adjacent garage doors, provide a landscaped area to separate them and reduce the amount of driveway paving. 4. Garage aprons shall 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 such as those 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, architectural details, and recessed garage doors used to soften the auto court Active Common Open Space example 24 Affordable Housing Design Guidelines Town of Los Gatos Flats above partially 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 • Maximum of 20 DU /acre 2 Flats above partially submerged podium parking Flats above underground parking Apartment flats above partially submerged podium parking Apartment flats with partially submerged podium parking under individual buildings Affordable Housing Design Guidelines 25 DESIGN GUIDELINES 2 MULTIFAMILY FLATS DEVELOPMENT STANDARDS DESIGN OBJECTIVES • Minimize the visual mass and bulk of the structures. • Enhance the ground floor pedestrian scale and char- acter of structures. • Minimize the visual impact of parking structures. • Integrate outdoor private open space areas into the overall design. Lot Size • NA 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. Town of Los Gatos 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. 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 • 0 - 1 bedroom units: 1 spaces per unit. • 2 - 3 bedroom units: 2 spaces per unit. • 4+ bedroom units: 2 t/2 spaces per unit. • Tandem spaces are allowed. A maximum of 50% of units are allowed to have a tandem parking space. Individual entries to ground floor units are required 26 Affordable Housing Design Guidelines Town of Los Gatos Maximum Height Limit: 30 k. with allowance Up to 35 ft. for units with parking Integrated Into or located below the units' living space �--I Sloped roofs are required ! Maximum 4 ft. ' encroachments allowed Living Unit i Bay windows and j I balconies are encouraged Horizontal and vertical wall plane offsets and rich architectural detail is expected Living Front Setback: IS ft Unit unkssspe itV.0 erwlse i by the stteguidelines i Distinctive entries are required for ground floor units. Porches may encroach up to 6 ff. into front setback Living 1 Unit Entry Courtyard ,Owl Multifamily Flats at -grade standards and guidelines n. j i� Bay windows and Living i balconies are encouraged Unit Maximum 4 ff. encroachments allowed Livin Unit U9 ! Horizontal and vertical Unit i wall plane offsets and i rich archiledural detail j is expected Living Unit up to Garage Podium Multifamily Flats podium facade standards and guidelines DESIGN GUIDELINES MULTIFAMILY FLATS 2 DESIGN STANDARDS AND 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 shall be designed for a high degree of walkability. Parkstrips, sidewalks, and pedes- trian 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 shall 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. Example of landscape screening of podium parking Affordable Housing Design Guidelines 27 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 are 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. 8. Provide a varied building silhouette when viewed against the sky. This 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. Example of facade articulation and subordinate underground parking 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 shall 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 such as those 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 shall take special care to provide design elements to mini- mize 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. AA ■ lit `1 T� S Example of larger building subdivided into smaller building forms 28 Affordable Housing Design Guidelines Town of Los Gatos DESIGN GUIDELINES 2 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 sites, applicants should review the Town's General Plan and Zoning Regulations, and confer with Town staff on the appropriate housing types for their site. Affordable Housing Design Guidelines 29 Town of Los Gatos This page has been intentionally left blank. 30 Affordable Housing Design Guidelines Town of Los SITE GUIDELINES 3 SITE GUIDELINES SITES OVERVIEW 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. 'Ibis 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 I for site locations within the Town of Los Gatos). Table 3 -1: AFFORDABLE HOUSING SITES SUMMARY Allowable Base Devel- Realistic SITE AHOZ D ty Parcel opable Development Development APN Zoning (Units /Acre) Acreage Acreage Capacity' Density Southbay Development 42432077 CM /AHOZ 12 -20 DU HighD ReaMentid 7.4 7.4 148 unin Cpaeiry bnsedou Nty Gmer+l Pl Deaignatiov 20uds eroere Q Oak Rim Site 52916042 RM-5:12/ 5 -12 DU MediomDemiryRaiidential 3.8 3.8 76 wit. Capadtybassdon AHOZ Residential Gmesal Plan (30 esinting +46 new) 20 unite per acre Designation Higgins Business Park Site 52916071 O /AHOZ 3,2 3.2 64 units Capacty based on 20 its per acre Los Gatos Lodge Site A 529 04 001 CH:PD /AHOZ Mined Use Commercial 1.5 1.5 30 unite Capacitybased on Ceased Plan Designation 20 stairs per acre Los Gatos Lodge Site B 529 24 032 CH:PD /AHOZ Mised Use Commetcal 7.0 7.0 140 unit. �Padrybased on General Plan Designation 20 emits per arse ' 76eacceptabk&e to,mentcapoeitywilibedem minedbyde✓elopmentconcesNor ,ardxcptabksirepiu.a dbuildingdesigm. Affordable Housing Design Guidelines 31 SITE GUIDELINES C Town of Los Gatos SOUTHRAY DEVELOPMENT SITE Vii.. 6 � x u OAK RIM AND HIGGINS BUSINESS PARK SITES A 0 50 100 AO 300 SOC 32 Affordable Housing Design Guidelines Town of Los Gatos LOS GATOS LODGE SITES •0 r a — -v ft 0 . 100 zoo ]W No SITE GUIDELINES 3 Affordable Housing Design Guidelines 33 Town of Los Gatos SITE GUIDELINES 3 SOUTHBAY DEVELOPMENT SITE SITE SUMMARY AHOZ Allomhle Base Density tr arcel Realistic Development Development Zoning (Units /Aux) Acreage Developable Acreage Capacity Density CM /AHOZ 12 -20 DU High Density Residential 7.4 7.4 148 wits Capacty bored on General Plen Designation p r amr p0 wid e 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. • Aventino Apartments development immediately adjacent to the south. • Netflix office building to the southwest. • Los Gatos Creek andTrail immediately adjacent to the east with single family homes across the creek. • Small shopping center and professional offices to the west across Winchester Blvd. 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. 34 Affordable Housing Design Guidelines Town SITE GUIDELINES SOUTHRAY DEVELOPMENT SITE 3 t 10 h. private storm drain easement sy�' M. e. 15 ft. sanitary sewer easements -0 t - ''J Approximate line of ♦ 1 f 100 yearflood plain 1 I���r�FgA'�,,', P 10 ��I SC 'y at° G EASEMENTS CIRCULATION a` Gee ek Affordable Housing Design Guidelines 35 Town of Los Gatos SITE GUIDELINES 3 SOUTHBAY DEVELOPMENT SITE LANDSCAPING BUILDING MASSING 36 Affordable Housing Design Guidelines Town of SITE GUIDELINES OAK RIM and HIGGINS BUSINESS PARK SITES 3 SITE SUMMARY AHOZ Allowable Bane Demity Parcel Development Development Zoning (Units /Acre) Acreage Developable Acreage Capauty Density OAK RIM SITE RM:5:12 1AHOZ 5 -12 DU 3.8 3.8 78 units Capacitybaredon (30 existing. 46 new) 20wiuperarne HIGGINS BUSINESS PARK SLU O /AHOZ 3.2 3.2 64 u u Capacity based on 10 unity perame SITE DEVELOPMENT INFLUENCES 1. 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 of the 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. 2. Nearby Uses • Vasona and Oak Meadow Park are within 1/2 mile of the sites. • Fisher and Van Meter Public Schools are within 1/4 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 1/4 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. Affordable Housing Design Guidelines 37 Town of Los Gatos SITE GUIDELINES 3 OAK RIM and HIGGINS BUSINESS PARK SITES CIRCULATION 38 Affordable Housing Design Guidelines Town of Los SITE GUIDELINES OAK RIM and HIGGINS BUSINESS PARK SITES 3 To ro4 aOa Yom. C /eea Qa 'AS- depicts symbolic k requirement for c the provision of common amenity space with final locations determined by the Architectural and Site approval process. LANDSCAPING MASSING Affordable Housing Design Guidelines 39 Town of Los Gatos SITE GUIDELINES 3 LOS GATOS LODGE SITES A & B SITE SUMMARY AHOZ Allowable Base Densi ty Parcel Realiefic D� opment DeD oopment Zuni ng UNta /Acre ( ) Acc e•ge Develo able a P Acrcag pacify t3' LOS GATOS LODGE SITE A CH:PD /AHOZ 20 due to General Plan Designation 1.5 1.5 30 units Capadly bared on 20 unity perarne LOS GATOS LODGE SUE GH:PD /AHOZ 20 due m Gmesal Plan Designation ZO 7.0 14o units Capaairy bared on 20 unitt per ame 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 Affordable Housing Design Guidelines Town of Los Gatos SITE GUIDELINES LOS GATOS LODGE SITES A & B 3 CIRCULATION Affordable Housing Design Guidelines 41 Town of Los Gatos SITE GUIDELINES 3 LOS GATOS LODGE SITES A & B LANDSCAPING MASSING 'AS" depicts symbolic requirement for the provision of common amenity space with final locations determined by the Architectural and Site approval process. * Setbacks between Sites A &Bare not applicable if the sites are combined. 42 Affordable Housing Design Guidelines Town 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 of land 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 43 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 Affordable Housing Design Guidelines