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Affordable Housing Overlay Zone
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Design Guidelines
Town of Los Gatos
Administrative Draft
r August 16, 2012
Adopted by the
Los Gatos Town Council
Xx nomom BB, 2012
ACKNOWLEDGMENTS
TOWN COUNCIL
Steve Rice Mayor
Barbara Spector Vice -Mayor
Steve Leonardis
Diane McNutt
Joe Pirzynski
PLANNING COMMISSION
Marcia Jensen Chair
Charles Erekson Vice Chair
John Bourgeois
Thomas O'Donnell
Marico Sayoc
Margaret Smith
Joanne Talesfore
GENERAL PLAN COMMITTEE
John Bourgeois Planning Commission
Marcia Jensen
Marico Sayoc
Joe Pirzynski
Barbara Spector
Barbara Cardillo
Mathew Hudes
(Vacant)
Todd Jarvis
TOWN STAFF
Greg Larson
Pamela Jacobs
Judith Propp
Wendie Rooney
Sandy Baily
Heather Bradley
Larry Cannon
Planning Commission
Planning Commission
Town Council
Town Council
Community Services Commission
Public Representative
Public Representative
Business Representative
Town Manager
Assistant Town Manager
Town Attorney
Community Development Director
Planning Manager
Associate Planner
Town Arcbitect /
Cannon Design Group
Town of Los Gatos
Community Development Department
110 East Main Street
P.O. Box 949
Los Gatos, CA 95031
(408) 354 -6872
(408) 354 -7593 fax
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
33
Small Lot Single Family Detached Homes ...............
5
Cottage Cluster Housing ............................
9
Multiplexes ........ .............................13
38
Townhouses ....... .............................17
Rowhouses ...... ...............................
21
Multifamily Flats .... .............................25
Housing Type /Site Suitability ..........................29
3 SITE GUIDELINES
Sites Overview ...... ...............................
31
Los Gatos Courthouse Site ............................
33
Southbay Development Site ...........................36
Oka Road/Lark Avenue Sites A & B .....................
37
Oka Road/Lark Avenue Site C .........................
38
GLOSSARY
Affordable Housing Design Guidelines Administrative Draft/ August 16, 2012
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 five. 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 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.
• Los Gatos Courthouse Site
• Southbay Development Site
• Oka Road /Lark Avenue Site A
• Oka Road /Lark Avenue Site B
• Oka Road/Lark Avenue Site C
Affordable Housing Design Guidelines
INTRODUCTION
1
Figure 1.1: Affordable Housing Sites Locations
COMMUNITY EXPECTATIONS
'Ihe 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.
Administrative Draft /August 16, 2012
INTRODUCTION
1
6. In mined affordability developments, market rate HOUSING TYPES
and affordable units will be architecturally harmo- While the Gen
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
Gene Plan land use designations for the
identified AHOZ sites allow residential development for
a range of 0 to 5 (Oka Road) to 12 -20 (Southbay) units
per acre for a majority of the sites, the AHOZ overlay
zone will allow higher densities based upon compliance
with the Town's Housing Element.
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.
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
Administrative Draft/ August 16, 2012 Affordable Housing Design Guidelines
r�
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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
1. 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.
5. Provide each unit with its own visual identity and
individual address whenever possible.
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.
9. Enhance access to bus or light rail transit stops
whenever possible.
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. 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.
DESIGN GUIDELINES
,I
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
parking will be required per Santa Clara ValleyTrans-
portation Authority (VTA) standards.
PUBLIC OPEN SPACE
1. Design outdoor open space to define individual use
areas as appropriate to the site.
2. 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 fighting from a variety of sources atappropri-
ate intensities and qualities for safety.
6. Provide energy - efficient lighting.
PRIVATE OPEN SPACE
1. 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.
2. 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 Administrative Draft /August 16, 2012
Town of Los Gatos
DESIGN GUIDELINES
2
LANDSCAPING ARCHITECTURE
1.
Provide common open space for the use of all residents.
I.
Design buildings for the site; don't use stock plans.
2.
Design landscaping to enhance the architecture and
2.
Relate first floor to the street. If close to the street,
create and define useful public and private spaces.
raise level of first floor slightly to maintain privacy.)
3.
Use hardy, native plant species — trees, shrubs,
3.
Relate size and bulk of project so that it is consistent
groundcover — that are easy to water and maintain,
with buildings in the immediate neighborhood.
and conform to water efficiency standards.
4.
Eliminate box -like forms with large, unvaried roofs
4.
Shade paved areas, especially parking lots.
by using a variety of building forms and roof shapes
5.
Provide a variety of seating in landscaped areas, where
with clusters of units, and variations in height, set -
appropriate.
back, and roof shape.
6.
Include paths to accommodate children, adults,
5.
Make the building visually and architecturally pleas -
bicycles, skate boards, shopping carts, walkers, pets,
ing by varying the height, color, setback, materials,
furniture moving, etc.
texture, landscaping, trim and roof shapes and ridge
7.
Provide appropriate lighting to insure that paths are
orientation for all elevations.
safe at night.
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.The
housing types covered are:
• Small Lot Single Family Detached Homes
• Cottage Cluster Housing
• Multiplexes
• Townhouses
• Rowhouses
• Multifamily Flats
Administrative Draft /August 16, 2012 Affordable Housing Design Guidelines
('_1
Town of Los Gatos
Small lot single family detached 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 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
Carriage house units along rear lane
Affordable Housing Design Guidelines Administrative Draft/ August 16, 2012
DESIGN GUIDELINES
2 SMALL LOT SINGLE FAMILY DETACHED HOMES
DEVELOPMENT STANDARDS
DESIGN OBJECTIVES
I. 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 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.
• 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 encouraged, and may encroach into front
setbacks up to a maximum of 8 feet. Porches most
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 Yz spaces per unit.
• Tandem spaces are allowed.
Front setback encroachments example
Administrative Draft /August 16, 2012 Affordable Housing Design Guidelines
Town of Los Gatos
DESIGN GUIDELINES
SMALL LOT SINGLE FAMILY DETACHED HOMES 2
Maximum Height Limit:
30 tL with allowance up to 35 ft. for units with parking
integrated Into or located below the units' living space
_.._.._.._.._.._.._.._.. _ .
Roof slopes to match
II main house structure
I
Maximum Height Limit:
i 158 for accessary structure
without living space above
��'III prgecting balconies
I anbay windows are
strongly encouraged
18 ft.
it garage doors
min.
Small Lot Single Family Detached rear garage and
secondary unit frontage standards
Small Lot Single Family Detached street frontage
standards
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
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 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-= wide
garages, provide delineation between doors or ad-
ditional architectural detail at the door opening.
Affordable Housing Design Guidelines Administrative Draft /August 16, 2012
DESIGN GUIDELINES
2 SMALL LOT SINGLE FAMILY DETACHED HOMFS
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.'lhe 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 street
u _s ______-- _ _
N S
O ' L
L _ s
8 _;fail .... Space
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MC
Fecal
Site layout example
Small Lot Single Family Detached examples
8 Administrative Draft /August 16, 2012 Affordable Housing Design Guidelines
1.
Town 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 - 25 Matte
2
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 tr
tCwhige units 0v gauges opgaWj c
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Cottage housing site plan example
Affordable Housing Design Guidelines Administrative Draft/ August 16, 2012
Town of Los Gatos
DESIGN GUIDELINES
2 COTTAGE CLUSTER HOUSING ("ti
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..
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: 2 V2 spaces per unit.
• Tandem spaces are allowed.
• Parking may not be located between cottages.
_i
10 Administrative Draft/ August 16, 2012 Affordable Housing Design Guidelines
Town of Los Gatos
Maximum Height Limit:
30 ft. for garage structure with
carriage house living unit over
_.._r._.._.._.._.. _.._.._.._.._.._.._.._.._.. _..
,.1 Roof slopes to match
II main house structure
Protecting balconies C
n and It windows are It
g strongly encouraged it.
€ Rear
i Access Lane
Setback for garage or
3 R. or no less than 18 ft. i Interior Driveway
Cottage Cluster Carriage House guidelines
Maximum Height Limb
_ for 6:12 slopetl roofs: 28 R.
Maximum Height Limit
_ for 4:72 sloped roofs: 23 ft.
{Sloped roofs are required
1 Variety In root orientations is encouraged
._.._.._.._.._.._.._.._.._ *.
Front Setback I I
Open entry porches are
required and may encroach
up to 8 R. Into front setback
Cottage Cluster frontage guidelines
DESIGN GUIDELINES
COTTAGE CLUSTER HOUSING 2
Cottage Cluster Housing example
Affordable Housing Design Guidelines Administrative Draft/ August 16, 2012 11
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
k. 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 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
12 Administrative Draft /August 16, 2012 Affordable Housing Design Guidelines
Town of Los Gatos
Open Door development 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
Multiplexes combined with apartment structures
Open Door project in Los Gatos 09 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 Administrative Draft/ August 16, 2012 13
DESIGN GUIDELINES
2 MULTIPLEXES
DEVELOPMENT STANDARDS
DESIGN OBJECMTS
• 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 streetsmpe 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 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 Gams 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 strongly encouraged.
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'k spaces per unit.
• Tandem spaces are allowed.
Fourplexes around auto courts
14 Administrative Draft/ August 16, 2012 Affordable Housing Design Guidelines
Town of Los Gatos
Maximum Height Limit
30 ft. with allowance up to 35 fL for might with parking
Integrated Into or located below the units. ' apace_
Sloped roofs are required.
Variety in roof orientations
Is encouraged.
.._....._.._.._.._.._.._.._
In Setback
IS M I
r
E
W.
es
F
t line, i
a
3
Multiplex second floor guidelines
Maximum Height Limit:
30 n. with allowance up to 35 n. for units with parking
Integrated into or located below the units' living space
roofs are required
in roof orientations is encouraged
Open entry porches are
encouragged and may encroach
up to 6 it. Into front setback
Multiplex frontage guidelines
DESIGN GUIDELINES
MULTIPLEXES 2
DESIGN 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.
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 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.
Affordable Housing Design Guidelines Administrative Draft/ August 16, 2012 15
DESIGN GUIDELINES
2 MULTIPLEXES
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 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
1.
Structures must include building articulation,
changes in materials or textures, or other architec-
rural 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 Administrative Draft /August 16, 2012 Affordable Housing Design Guidelines
r\
`J
Town of Los Gatos
Townhouses with separated 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 Macre
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 Administrative Draft /August 16, 2012 17
Town of Los Gatos
DESIGN GUIDELINES
2 TOWNHOUSES r
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. &.
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.
• 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 living unit.
Parking . -
• 0 - I bedroom units: I spaces per unit.
• 2 - 3 bedroom units: 2 spaces per unit.
• 4+ bedroom units: 2 'h 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 wall offsets and
details used to break up tall building form
18 Administrative Draft/ August 16, 2012 Affordable Housing Design Guidelines
lJ
Town of Los Gatos
Sloped roofs are required
Maximum Height Lima:
30 a. with allowance up to 35 a. for units with parking
integrated into or located below the units' living space
Hor¢ontal antl vertical
I
well plane assets and
rich architectural detail
is expected
I
Maximum4n. j
encroachments
I I
allowed I
I. Front Setback
i
Building: t5 a.
Garage: tart
i
unless arieciewl !
I
rbe
ebv !
o,
.a. g
stte uidelines
g
Front
Limit garage width to
loaded i
no more than 50% of
the front townhouse facade
garage
Inset i
Distinctive entries are required -
garage
W Porches mayy encroach up to 6 ft.
Into front at,
doors !
11 -min
ck.
Deep recessed entries are acceptable
lownhouse with ground floor garage guidelines
Maximum Height Limit:
30 a. with allowance up to 35 n. for units with parking
integrated into or located below the units' living space
roofs are required
in roof orientations is encouraged
Front Setback
Buil01nga5 a. I
Garage: Ian.
unless sinwiaed
amerw ;se ey nn
sire guir/ellnes
Open entry porches are
encouragged and may encroach
up to 6 ft. into front setback
Townhouse frontage 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 dose to the living units.
Break large parking areas and aisles 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. 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 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 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.
Affordable Housing Design Guidelines Administrative Draft/ August 16, 2012 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
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.
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 most 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
20 Administrative Draft /August 16, 2012 Affordable Housing Design Guidelines
t
Town of Los Gatos
Rowhouses combined with small 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
Rowhouses with entries oriented to the street
Rowhouses with entries oriented
to a pedestrian court
Rowhouse rear alley garages
Rowhouse rear alley garages
Affordable Housing Design Guidelines Administrative Draft/ August 16, 2012 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 Sim
• Minimum lot area per dwelling unit: 1,800 sq. ft.
Unit Sim
• 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
h. 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 strongly encouraged.
tres ei yi , :`
• Distinctive projecting or recessed entries shall be
provided for each living unit.
Puking
• 0 - I bedroom units: 1 spaces per unit.
• 2 - 3 bedroom units: 2 spaces per unit.
• 4+ bedroom units: 2 �/z spaces per unit.
• Tandem spaces are allowed.
• Garages shall be located on rear lanes or auto courts.
Passive Common Open Space example
Rowhouse site plan example
22 Administrative Draft /August 16, 2012 Affordable Housing Design Guidelines
Town of Los Gatos
Maximum Height Limit:
30 ff. with allowance up to 35 ff. for units with parking
integrated into or located below the units' living space
Sloped roofs are required
Bedrooms
Level !, Balconies are
encouraged
! Horizontal and vertical
wall plane onsets and
rich architectural detail
i is expected
i
Main iMaximum Off.
Living i encroachments
Level allowed
Landscaped trellises
are Landscaped trellises
1
aGarrege l i Landscapingy re quired between
Storage garages f3 fL minimum depth)
Inset i >:, Decorative paving in the
doors ' -3 auto court is encouraged
f2 "min• �', Auto Court
Mimi
Rowhouse garage facade guidelines
. .._.._.._.._.._.._.._.._.._.._.
Maximum Height Limit:
30 ff. with allowance up to 35 h. for units with parking
Integrated into or located below the units' living space
Sloped roofs are required
Maximum 4 ft
encroachments
allowetl
Bedrooms
Level
Horizontal and vertical
wall plane offsets and
rich architectural detail
Is expected
Main
Living
Level
Elevated landscaped commons
Garage _ or entry porch to reduce building
and g height at entry (see examples right)
Storage
Ahern --- ----------------- -
Rowhouse frontage guidelines
Affordable Housing Design Guidelines
DESIGN GUIDELINES
ROWHOUSES 2
DESIGN 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 should be designed for a high
degree ofwalkability. Parkstrips, sidewalks, and
pedestrian scale street lights should be provided on
both sides of the street.
Elevated entry commons example
Distinctive rowhouse entry example
Administrative Draft/ August 16, 2012 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. 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 eave heights,
windows and ridge line variations.
Town of Los Gatos
On Site Parking
1.
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
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.
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 Administrative Draft/ August 16, 2012 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
• 25 - 35 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 Administrative Draft /August 16, 2012 25
DESIGN GUIDELINES
2 MULTIFAMILY FLATS
DEVELOPMENT STANDARDS
DESIGN OBJECMTS
• 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 Sim
• 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 Yz 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
l/
26 Administrative Draft /August 16, 2012 Affordable Housing Design Guidelines
Town of Los Gatos
Maximum Height Limit:
30 ft. with allowance up to 35 ft. for units with parking
Integrated into or located below the units' living space
j--- -I Sloped roofs are required
Maximum 4 ft.
encroachments
i allowed
Living
Unit j Bayy windowsand
i balconies are encouraged
i Horizontal and venical
wall plane offsets and
rich architectural detail
Is expected
Living 4 Front Setback: 15 ft 1
Unit unless speci/lea orberwfse i
br dre sae auldallnes i
Distinctive entries are required
for ground floor units.
Porches may encroach up to 6 b.
into front setback
Living
Unit Entry Courtyard
,vru.rnar rury vlao et -grace gwoeunes
Maximum Height Limit:
30 ff. with allowance up to 35 ft. for units with parkins
integrated Into or located below the units' living spas
Living I I�barcoaies are e ncouraged
I I
Maximum 4 ff.
encroachments
allowed
Living i 'I
Unit I Horizontal and vertical
i wall plane offsets and
I rich architectural detail
i is expected
Living
Unit
up to
Garage
Podium
Multifamily Flats podium facade guidelines
Affordable Housing Design Guidelines
DESIGN GUIDELINES
MULTIFAMILY FLATS 2
DESIGN GUIDELINES
Site Development
I. 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 of walkabit1rZ. 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.
example or landscape screening of podium parking
Administrative Draft /August 16, 2012 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
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.
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 cave, 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
I. 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.
I Architectural Details I
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
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
Example of larger building subdivided into smaller
building forms
28 Administrative Draft/ August 16, 2012 Affordable Housing Design Guidelines
r,
G
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
one of these sites, it is suggested that applicants confer
with Town staff on the appropriate housing types for
their site.
Affordable Housing Design Guidelines Administrative Draft /August 16, 2012 29
Town of Los Gatos
This page has been intentionally left blank.
30 Administrative Draft/ August 16, 2012 Affordable Housing Design Guidelines
Town of Los Gatos
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. This chapter sets forth
guidelines that are applicable to housing type selection and site layout.
The six 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: AFFORDABLE HOUSING SITES SUMMARY
SITE
APN
AHOZ
7no1v9
Allowable eau
Dmsiry
C&CO' ne)
tyuel
Ass W
Developable
Asarage
Devdopmeo,
Ca*iw
Devdopmeat
Density
Los Gatos Courthouse
40628032
O /AHOZ
-
5.2
5.2
104.oia
Cap.,ybardort
20 unio pa.
Soathbry Devdopmeot
42432069
CM/AHOZ
12 -20
7.5
7.1
213.,a
Grpan9'barrdon
30 aniapff
Oka Rnad11.kA...SheA
42408074
R- 1:81AHOZ
0 -5
6.4
6.4
128 unio
Cepanly b.,dao
10uniapaarn
Ohs Road/La,kA.. Site B
42408057
R- 1:8/AHOZ
0-5
3.0
3.0
60 .&
Capanry6ard.
20 unva pn aar
Oka Road /IadcAseaue SimC
42408021
RM- 5:12/MOZ
5 -12
4.3
3.0
60 unitr
20poalyb ae
`76earrrpmbbd mlepmrntrapanrymi8brdarrminedby Arappiiranort ofd—hy baampmviriotu, drwkpmrrttmnrrniom, am/arrrpub4
sir p/an and bWldi.g daigm.
Figure 4 -1:
Los Gatos Courthouse Site �®
Figure 4 -2:
Southbay Development Site _ _°
Rear
m m
a v
(n y
Front
Figure 4 -3:
Site setbacks definition
Affordable Housing Design Guidelines Administrative Draft/ August 16, 2012 31
SITE GUIDELINES
3
Town of Los Gatos
Figure 4 -4:
Oka Road /Lark Avenue Sites A & B
Figure 4 -5:
Oka Road /Lark Avenue Site C
32 Administrative Draft/ August 16, 2012 Affordable Housing Design Guidelines
C�
Town of Los Gatos
SITE GUIDELINES
LOS GATOS COURTHOUSE SITE 3
SITE SUMMARY
AHOZ
Zoning
AH.blc Base Demity
(Uoits/Aac)
Parcel
Acreage
Developable Acreage
c
RcaWc
D cvrlopment
Gpauty`
Dadopment
tle•sity
O /AHOZ
-
5.2
5.2
104 in
Cnpairy bmedors
20vrsinperacn
' Dx arreptab4 develop meet rapadty ud/b be d,.—,.,d by the
app0em6on ofd -.Iy bomapuvitiau, drvebpmentronrrnivu,
mtd vmbl, de, plan and budding drngu.
SITE DEVELOPMENT INFLUENCES
1. Site Features
• Site is relatively flat.
• Two building complexes, now vacant, located on
the site.
• Substantial mature landscaping around the build-
ings, and along the two main street frontages.
2. Nearby Uses
• Existing multifamily residential uses immediately
to the north and the northwest of the site. They
include a mix of multiplex, townhouse, row house
and units built over a common structured parking
garage.
• A Community Hospital and Medical Office Plaza
immediately to the west of this site within the
larger street block
• Small office complex immediately to the north of
the site.
• Single family neighborhoods to the north, south,
an d west.
• Small shopping center is located immediately across
Capri Drive.
• Other mixed office and light industrial uses to the
east and west.
Affordable Housing Design Guidelines
3. Other Influences
• Traffic on Knowles Drive.
• Service loading areas for the shopping center across
Capri Drive.
• Irregular shaped site at the southwest corner on
Knowles Drive.
• Future nearby light rail transit service on Win-
chester Blvd.
• Adjacent multistory residential structure adjacent
to the west property line.
• Substantial street tree landscaping along the east
side of Capri Drive.
Administrative Draft/ August 16, 2012 33
Town of Los Gatos
SITE GUIDELINES
3 LOS GATOS COURTHOUSE SITE
SITE DEVELOPMENT GUIDELINES
CIRCULATION
LANDSCAPING
34 Administrative Draft /August 16, 2012 Affordable Housing Design Guidelines
Town of Los Gatos
SITE GUIDELINES
LOS GATOS COURTHOUSE SITE 3
BUILDING MASSING
Affordable Housing Design Guidelines Administrative Draft /August 16, 2012 35
Town of Los Gatos
SITE GUIDELINES
3 SOUTHBAY DEVELOPMENT SITE
SITE SUMMARY
AHOZ
ABowahk Bate D.ity
Pared
Dmdopmeot
Derdopmeet
Zuniog
(UvitdAae)
A--V
Developable Aemage
Gpactty'
Dwity
CMIAHOZ
da'
7.5
7.1
213 uniu
C >pnnty bmedan
30uaiuprrane
•71m CMr hm v bme dendryfor midmdddn kpmme
•7h, ar pmblr&n Iq.mtup iy /I b, da., rd by the
d.i,y de kpmmt ronemlom, wtd a.epwb& rite pku and
building derigm.
SITE DEVELOPMENT INFLUENCES
1. Site Features
• Site is relatively Rat, 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.
36 Administrative Draft/ August 16, 2012 Affordable Housing Design Guidelines
1
Ilk
Town of Los Gatos
SITE GUIDELINES
SOUTHBAY DEVELOPMENT SITE 3
0-11 .1M 14�IP
CIRCULATION
Affordable Housing Design Guidelines Administrative Draft/ August 16, 2012 37
Town of Los Gatos
SITE GUIDELINES
3 SOUTHBAY DEVELOPMENT SITE
LANDSCAPING
BUILDING MASSING
38 Administrative Draft/ August 16, 2012 Affordable Housing Design Guidelines
Town of Los
SITE GUIDELINES
OKA ROAD /LARK AVENUE SITES A & B 3
SITE SUMMARY
AHOZ
Allowable Bue De i"
Pare!
Nealistie
Derclopmcnt
Derclopment
Zoning
Ndts /Aue)
Awe.pc
Developable Aunge
Gpauty'
Density
SITE A
R- 1:8 /AH0Z
0-5
6.4
6.4
128 unitr
Qp.,y bmrd
10unitrpr .
SrrE B
R- 1:8/AHOZ
0-5
3.0
3.0
60 unitr
Qpariq bmrdart
20 uniuprr arrz
'7bea rpwbkd kpmrnt rapaaty wflbr dein nrd by 'A,
d.,,y drtrlapmrnt ronrmlom, a.d atrrpmbk tiw pk. a.d
buildia dM..
SITES A & B DEVELOPMENT INFLUENCES
1. Site Features
• Sites are relatively flat, and currently contain or-
chard uses.
• Landscapin in addition to the orchard trees is
very limited.
2. Nearby Uses
• A mix of one and two -story houses along with a
mobile home park to the north.
• Sports Club with extensive pool and tennis court
facilities immediately north of Site B.
• A single family home on an elevated site to the
immediate east of Site B.
• Jewish Community Center and Day School to the
immediate south of Site A.
• Two -story, two and three bedroom apartments im-
mediately adjacent to the south of Site B.
• Los Gatos Creek immediately west of Site A.
3. Other Influences
• Vehicular access drive to Oka Road Site C is im-
mediately south of Site B.
• Los Gatos Creek 100 year flood plain. Any con-
struction shall be consistent with the Town's Flood -
plain Management Ordinance.
• No nearby transit service (1 mile to future V isona
Light Rail).
• Special events at the nearby sports club and the
Jewish Community Center can create a short term
on- street parking shortage in the area.
• Applicable Guidelines and Standards for Land Uses
near streams.
• Vehicular access and circulation from Highway
17 off -ramp.
• Limited connections to the Town's street network.
Affordable Housing Design Guidelines Administrative Draft /August 16, 2012 39
Town of Los Gatos
SITE GUIDELINES
3 OKA ROAD /LARK AVENUE SITES A & B
FLOOD PLAIN
CIRCULATION
40 Administrative Draft/ August 16, 2012 Affordable Housing Design Guidelines
l✓
Town of Los Gatos
SITE GUIDELINES
OKA ROAD /LARK AVENUE SITES A& B 3
LANDSCAPING
MASSING
Affordable Housing Design Guidelines Administrative Draft /August 16, 2012 41
Town of Los Gatos
SITE GUIDELINES
3 OKA ROAD /LARK AVENUE SITE C
SITE SUMMARY
A110Z
Allowable B. Demuy
Paad
Bealiak
Dmdapmcot
Dcvclapmml
ZHOZ
(U.WAm)
Amage
Devd•pable Amragc
Capamty'
DL
SITE C
W*121AHOZ
5 -12
4.3
3.0
60 in
Gpadty bmedvn
20 anid pre
' 76e atrepmblr development rapadty will bt dae inedby the
de ay drvrbpmrnt ronmdou, a.d amptabb rite plan and
bail&gdaigm.
SITE C DEVELOPMENT INFLUENCES
1. Site Features
• Site gently slopes from a low point on the western
edge of the site to a high point on the east.
• Site is currently utilized as an orchard.
• A dense row of pine trees separates the site from the
adjacent two -story apartment buildings.
• A steep bankwith spotty tree landscaping separates
the site from the adjacent State Highway 17.
2. Nearby Uses
• A single family home sits on an elevated site to the
immediate east of Site B, north of Site C.
• State Highway 17 borders the site along its eastern
boundary.
• An agricultural parcel with an orchard and a resi-
dential structure are located immediately adjacent
on the south of the site. Access to that parcel is cur-
rently from the Lark Avenue Highway 17 off -ramp.
• Two -story, two and three bedroom apartments
immediately adjacent to the west of Site C.
• Oka Road AHOZ Site B is immediately adjacent
to the entry road for Site C.
3. Other Influences
• Vehicular access to the site is limited to one location
adjacent to Site B.
• No nearby transit service (1 mile to future Vasona
light rail).
• Special events at the nearby sports facility and
Jewish Community Center can create a short term
on- street parking shortage in the area.
• Adjacent Highway 17 traffic noise may require
mitigation measures.
• Vehicular access and circulation from Highway
17 off -ramp.
• Limited connections to the Town's street network.
42 Administrative Draft /August 16, 2012 Affordable Housing Design Guidelines
W
Town of Los Gatos
SITE GUIDELINES
OKA ROAD /LARK AVENUE SITE C 3
CIRCULATION
LANDSCAPING
Affordable Housing Design Guidelines Administrative Draft/ August 16, 2012 43
SITE GUIDELINES
3 OKA ROAD /LARK AVFNUE SITE C
Town of Los Gatos
MASSING
G,
44 Administrative Draft/ August 16, 2012 Affordable Housing Design Guidelines
Town of Los Gatos
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
Acomplete 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
Acollection 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.
Affordable Housing Design Guidelines
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 a structure for the purpose ofsupporting 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.
Administrative Draft/ August 16, 2012 45
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.
46 Administrative Draft/ August 16, 2012 Affordable Housing Design Guidelines