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Ord 1702 - AMENDING THE ZONING ORDINANCE AFFECTING ZONE CHANGE NO. 72 FROM R-1D, RM:5-12, C-2, AND O TO R-1D-LHP, RM:5-12-LHP, C-2-LHP AND O-LHP (UNIVERSITY/EDELEN HISTORIC DISTRICT)ORDINANCE NO. 1702 AN ORDINANCE OF THE TOWN OF LOS GATOS AMENDING THE ZONING ORDINANCE AFFECTING ZONE CHANGE NO. 72 FROM R -1D, RM:5 -12, C -2, AND 0 to R -1D -LHP, RM:5 -12 -LHP, C -2 -LHP AND 0 -LHP (UNIVERSITY /EDELEN HISTORIC DISTRICT) THE TOWN COUNCIL OF THE TOWN OF LOS GATOS ORDAINS: SECTION I. The district delineated on the attached map is hereby designated historically and culturally significant as the University /Edelen Historic District HD -86 -1. SECTION II. The district - is designated to be historically, architecturally, or aesthetically significant for the reasons listed below: A. Property: University /Edelen District Boundaries: North - Saratoga Avenue South - Main Street East - Los Gatos Creek West - Old Southern Pacific Railroad (see map - Exhibit A) B. Historic designation no.: HD -86 -1 C. Description of designation: District D. Description of characteristics which justify - the designation: Historical: e Un v rsity /Edelen area was originaly part of the Mason Tract. In September 1880 the area was subdivided into 5 parcels ranging from 6.75 acres to 10 acres. These parcels were further subdivided and became the Miles /Edelen Subdivision (The Vineyard Lots), the Hagerty Subdivision, the Quick Subdivision, the Bentley /Pierce Subdivision and the Engrish Subdivision which created the lots forming the University /Edelen Area. these subdivisions predated the turn of the century: Architecture The predominance of Victorian architecture, including informal wood frame cottages and impressive homes, intermixed with bungalow style cottages built somewhat later along with numerous commercial structures of all ages and styles reflect the history and development of the district. The few ranch and contemporary styles of more recent construction in the district blend well and contribute to a sense of continuity over time. Ind'iv'idual architectural distinction is not as important in a historic district as - the neighborhood entity created. The University /Edelen district has easily identifiable boundaries which adds to its perception as a distinct neighborhood. Significant Residential Structures: Harry Perrin Home - 315 University Avenue: This house is estimated to have been built in 1895. The original owners were Harry and Theresa Perrin. Mr. Perrin was a brick mason and contractor and built the house with his own hands for his bride. They sold the house in 1906. Mr. Perrin later constructed the revetments for the Presidio of San Francisco. The house has been called "Honeymoon House." The home is an excellent example of romanesque style architecture. In 1972 a major remodeling job was redone under the direction of Boris and Nancy Baranowski. The interior was redone and made into law offices. Miles House (Los Gatos Museum Restoration Award, 1971), 130 Edelen: This Queen Anne, -story ictorian was built by contractor-land eve oper 0. E. Miles in 1886. The house was converted to a duplex in 1932 and was then reverted to a single - family house in 1963. The home was used as a movie set for the 1970 Orson Wells movie "The Toy Factory." Skinkle House, 129 Edelen: This Queen Anne, 2 -story Victorian was built by pharmacist . Skinkle, Jr., in 1890. He was co -owner of Watkins Skinkle Drug Store on Main St. and Santa Cruz Avenue. Skinkle was President, in 1895, of the Board of Trade (forerunner of the Chamber of Commerce). Miscellaneous Pre -1900 Residences - (Addresses are Noted) Street Address Current Property Owner Approx. Date Constructed BENTLEY 91 Mrs. Adra Pulling 1896 (16516 Apple Blossom, LG) EDELEN AVENUE 103 Mrs. Adra Pulling 1888 1891 (16516 Apple Blossom, LG) 104 Mr. Robert Lowe 1881 107 M &M Lowell Anderson 1880 103 (15876 Shannon Rd., LG) Neil Thoman 110 Maureen Hague 1881 113 Todd Robillard 1889 James & Christina Bacigalupi Jason Mesa 122 117 M &M Ludwig Spolyar 1893 1448 Johnson Diane Rhudy San Jose CA 95129 118 Galen & Majorie Muttersbach 1888 129 M &M L. Harry Groh 1891 130 M &M Bruce Gillespie No specific date 209 Dr. & Mrs. C. Callender Smith 1900 (19020 Monte Vista, Saratoga 95070) 213 M &M Ralph Cox 1896 233 Kenneth Challenger & 1891 Gillian Appleby 239 Mrs. Jeanne Wilson 1892 245 Jeanne L. Barnes 1890 255 M &M Elmer Rhoads 1900 MILES AVENUE 68 Kathleen Ellis 1891 72 M &M Clayton Eldridge 1891 UNIVERSITY AVENUE 103 M &M Neil Thoman 1890 104 M &M John Gork 1888 118 James & Christina Bacigalupi 1892 122 Ms. Darlene Keith & 1890 Ms. Diane Rhudy - 2 - UNIVERSITY AVENUE (cont'd) 123 Ms. Mary Babbes & 1900 Mr. Philip Vlamis (P.O. Box 654, Campbell 95008) 126 Mrs. Theresa Love 1888 (79 LaPaz, Campbell 95008) 128 Mr. and Mrs. Robert & 1885 Jean Simons 201 Dr. & Mrs. Joseph Brozda 1896 (14900 Montalvo Rd., Saratoga) 202 Cyra Collier, et al 1900 205 M &M Karlis Hincenbergs 1896 215 Perry & Gwen Gardener 1896 217 University Partners 1896 221 Estate of Frances Vierra 1900 (1765 Chestnut St., San Francisco 9412 3 ) 222 M &M Russell Miller 1896 237 Mr. Gust Pinoris & 1896 Mr. Nickalos Felios (1159 Sunnymede, San Jose) 240 M &M Lou Turner 1890 (42 Wadsworth, LG) 254 M &M Lou Turner 1900 (42 Wadsworth, L.G.) 256 Mrs. Edith Brashear 1898 262 M &M Lloyd Sakshaug 1895 (15789 Union, LG) 266 Mr. Michael Nolan No specific date (1002 Purdue St., San Leandro 94570) 315 Mr. Bruce Curtis & '1896 Mr. Ben Griffin 321 Mr. Jack Voden & Mr. Neil Voden 1893 Mr. Neil Voden (105 Summerwood Lane) 322 Mr. Edward Lucey 1890 (16485 Los Gatos B1vd.,LG) 327 M &M Richard Carlson No specific date 0 87 LuRay Dr., LG) 330 Mrs. Zona Boyer 1885 (P.O. Box 5146, Santa Cruz) 409 Mr. Leo Boger No specific date (63 Grove St., LG) Significant Commercial Structures: Old Town - 50 University Avenue The most popular commercial structures in the Historic District are located at Old Town (formerly the University Avenue School and Auditorium). The property was a school site from 1881 to 1964. At one time (1893 - 1908) the site included both a grammar school and high school. Although the structures have been remodeled over time, they still maintain the historic character and charm of the old school site. The first school opened on August 8, 1881. The structure was added to in 1885 and an addition for a high school was constructed in 1893. A final addition was constructed in 1916. - 3 - The old building was demolished and a new one built in 1923. The original two -floor school built in 1923 was modeled after the early California- Spanish mission of San Juan Capistrano. The school was abandoned in 1961. The property was sold in 1964 and converted into a Fine Arts Center housing more than 50 shops and restaurants the school auditorium and was the home of California Actors Theater and other performance groups until 1982. Today, the stripped Spanish Colonial Revival stucco schoolhouse has been reconstructed to work neatly as a shopping center in the woodsey contemporary style. The result is a complex and pleasing design, curiously recalling the Monterey Colonial Revival. The school auditorium /theater remains available for theatrical performances and cultural events. Opera House - 140 W. Main Street This structure is a rectangular 3 -story brick building with the facade facing on Main Street. Presently housing the "Opera House Antiques" on the main floor and mezzanine, the upper floors are in almost their original condition. The walls and ceilings are covered in stamped, tin panels. This building is of great significance to the Town. Built in 1904, and continuing until the '30's, the Opera House was the center of the Theatre circuits. It also housed school plays, graduations, and political meetings. Many well -known entertainers and lecturers appeared. The building has had only four owners. Originally built by E. L. Ford who purchased the site from Mrs. Mary Parr in 1901 after the fire for $10; sold it to J. Walter Crider in 1916. Don DeAmicas and Associates bought the building in 1959, and sold it to Mr. and Mrs. George Montgomery in 1962. Fretwell Building - 96 University Avenue: Constructed in 1890, this is a rare, but tiny, stucco Romanesque Revival commercial block which is more Furnessian than Richardsonian. E. Description of particular features subject to preservation in addition to items covered under Section 4.86.120 of the Zoning Ordinance are as follows: 1. Roads should be repaired to maintain appearance as of adoption of this ordinance. 2. Date stamps in concrete sidewalks. F. Standards for review of new residential structures and exterior residential remodels and additions that are visible from the street as required by Section 4.86.180 are as follows: 1. Front yard fencing and walls: New fencing shall not exceed 3 feet in height, shall be of open design, and shall be consistent with those existing in the district. Covered gateways may exceed the 3 foot height limit. 2. Front yard setbacks: Generally, new houses are required to provide a front yard setback of 15'. Front yard setbacks for new construction may be reduced in accordance with the prevailing setback on the adjacent lots. (Reference Section 4.10.060 and 4.10.070, note these sections only apply to front yards, not side, rear or side yards abutting streets). 3. Heights and proportions: Heights and proportions of additions and alterations should be compatible with those of existing residential structures, especially if they will be seen from the street. New construction should maintain the existing scale and character through compatible design and attention to detail. 4. Building facades visible from the street: Protected elements should include exterior trim, siding, windows, roofs, overhangs, porches, walkways, doors and associated colors, materials and details which contribute to the essential character of the district. 5. Siding: Detailed siding materials such as fancy cut shingles, molded plaster and other intricate designs generally used as design accents, shall be maintained, duplicated, re -used or otherwise replaced -in -kind where they occur. 6. Building materials: The original materials shall be matched in types and textures as closely as possible when rehabilitating a structure. In addition, all new and rehabilitated structures will be subject to the following standards: a. Exterior siding materials (1) Clapboard and shiplap are the most common sidings. Siding material shall be compatible with existing residential buildings in the immediate vicinity. Wall materials on additions should be in keeping with existing siding. b. Roofs (1) Wood shingles are the preferred material. (2) Composition materials are acceptable in dark colors. (3) New roofs and modifications to existing roofs shall be similar in shape pitch and detail to those existing in the district which are generally steep (6 :12 min.), gabled and employ overhangs. Shed roofs may be acceptable at the rear. (4) Detailing similar to that of existing structures, such as brackets, vergeboards, overhangs, etc, is encouraged in the design of new structures, especially on street facades. C. Windows and Doors (1) The preferred material for windows and doors is wood. (2) Original doors should be retained where possible. Replacement doors should not be flat but of a raised pattern, especially on the street facade. (3) Plastic materials should not be used in place of glass. (4) In remodeling or additions, new windows shall match the color, material and detail of existing windows. Aluminum framed windows are acceptable and should be compatible in size and proportion with the essential character of the district, and should be other than natural grey color. (5) Sills, lintels, frames, sashes, muntins and glass in existing windows should be retained where possible. - 5 - d. Porches (1) New front porches should be similar in character to those of the district which are generally large, roofed, open - sided, visible From the street and located several steps above level. If enclosed, new porches should not be enclosed with anything other than glass or screen and these materials should be installed behind posts, balasters and decorative trim. (2) In remodeling or additions, existing front porches should be retained or replaced in kind. e. Colors Traditional three color schemes are favored over more elaborate or single color schemes. G. Standards for review of new commercial structures and all exterior commercial remodels and additions as required by Section 4.86.180 are as follows: 1. Fencing is not permitted in required front yards or required yards abutting a street except walls or fences not 'three feet high may be erected to screen on -site parking spaces from the street. A six foot high masonry wall is required along those property liens which abut or are across the street from a lot in a residential zone. 2. Setbacks: Setbacks for new construction shall be in accordance with the setbacks for - the specific zone. 3. Heights and proportions: Heights and proportions of additions and alterations should be compatible with those of existing structures, especially if they will be seen from the street. New construction should maintain the existing scale and character through compatible design and attention to detail. 4. Building Facades: Protected elements should include exterior trim, siding, windows, roofs, overhangs, porches, walkways, doors and associated colors, materials and details which contribute to the essential character of the district. 5. Siding: Detailed siding materials such as fancy cut shingles, molded plaster and other intricate designs generally used as design accents, shall be maintained, duplicated, re -used or otherwise replaced -in -kind where they occur. 6. Building materials: The original materials shall be matched in types and textures as closely as possible when rehabilitating a structure. In addition, all new and rehabilitated structures will be subject tc the following standards: a. Exterior siding materials (1) Siding material shall be compatible with existing commercial buildings in the immediate vicinity. Wall materials on b. Roofs additions should be in keeping with existing siding. (1) Composition materials are acceptable in dark colors. - 6 - (2) New roofs and modifications to existing roofs shall be similar in shape pitch and detail to those existing in the district which are generally steep (6:12 min.), gabled and employ overhangs. Shed roofs may be acceptable at the rear. (3) Detailing similar to that of existing structures, such as brackets, vergeboards, overhangs, etc, is encouraged in the design of new structures, especially on street facades. c. Windows and Doors (1) The preferred material for windows and doors is wood. (2) Original doors should be retained where possible. Replacement doors should not be flat but of a raised pattern, especially on the street facade. (3) Plastic materials should not be used in place of glass. (4) In remodeling or additions, new windows shall match the color, material and detail of existing windows. Aluminum framed windows are acceptable and should be compatible in size and proportion with the essential character of the district, and should be other than natural grey color. (5) Sills, lintels, frames, sashes, muntins and glass in existing windows should be retained where possible. d. Colors Traditional three color schemes are favored over more elaborate or single color schemes. H. All structures (including accessory buildings) included in the district are regulated by this ordinance and subject to all of the provisions of Chapter 4.86 of the Zoning Ordinance. However, the permit requirements of Section 4.86.120 only apply to work which is considered a material change. A material change for a residential structure is any exterior alteration for which a building permit is required and which will affect the main facades that face onto an adjacent street. A material change for a commercial structure is any exterior alteration for which a building permit is required. This does not include painting and ordinary maintenance which do not require a permit. All other changes not included above are non- material changes even when a building permit is required. SECTION III. This Ordinance shall resind Historic Designation HD -73 -7, Section 2 of Ordinance 1145 and HD -75 -5, Section 2 of Ordinance 1296. - 7 - SECTION IV. This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on December 1st 1986 and adopted by the following vote as an ordinance of the Town of Los Gatos at a regular meeting of the Town Council on December 15th , 1986. AYES: COUNCILMEMBERS Eric D. Carlson, Thomas J. Ferri and Mayor Brent N. Ventura NOES: COUNCILMEMBERS Robert L. Hamilton ABSTAIN: ABSENT: COUNCILMEMBERS COUNCILMEMBERS Joanne Benjamin None F, SIGNED: MAYOR OF THE TOWN LOS GATOS ATTEST: DEPUTY CLERK OF THE TOWN OF L GATUS VIOL.(ZN Z -86 -1) EXHIBIT" A UNIVERSII'YJEDELEN HISTORIC DISTRICT' T OJWV N11 0j I- F L 0, S G_ � A� T - �j Q sQ) Application No ®' -8¢ -1 & Z-86-1 Change of zoning map amending the Town Zoning Ordinance. Zone Change from R - RM il-r - 12 , tO $ R -1 D -LHP,, F7 Prezoning C -2' . O RM:5- 12 -LHP : C r . Z -LHP & O -LHP ReCom ended by Planning Commission date 10/ 1 O/86 Approved by Town Council ate Decem 15 1.980rd 1 , Town Clerk - Mayo �A' %=