AHOZ Design Guidelines��8 GASH'
COUNCIL AGENDA REPORT
DATE: JANUARY 24, 2014
TO: MAYOR AND TOWN COUNCIL
FROM: GREG LARSON, TOWN MANAGER
MEETING DATE: 2/3/14
ITEM NO-3
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
(Attachment 1). A summary of the changes made in the final document is provided, as requested by
Council (Attachment 2).
ATTACHMENTS:
1. Final Draft of AHOZ Design Guidelines
2. Summary of Document Changes
PREPARED BY: SANDY L. BAILY V v3
Director of Community Development
Reviewed by: Assistant Town Manager Town Attorney Finance
N: \DEV\TC REPORTS\2014\AHOZ Design Guidelines 02 -03- 2014.dmx
THIS PAGE
INTENTIONALLY
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ATTACHMENT 1
ACKNOWLEDGMENTS
TOWN COUNCIL
Barbara Spector
Mayor
Steve Leonardis
Vice -Mayor
Marcia Jensen
Diane McNutt
Joe Pirrynski
Steve Rice
Former Council Member
PLANNING COMMISSION
Charles Erekson
Chair
Marcia Jensen Former Chair
John Bourgeois
Thomas O'Donnell
Marico Sayoc
Margaret Smith
Joanne Talesfore
Kendra Burch
GENERAL PLAN C
John Bourgeois
Marcia Jensen
Marico Sayoc
Joe Pirzynski
Barbara Spector
OMMITTEE
Planning Commission
Planning Commission
Planning Commission
Town Council
Town Council
Barbara Cardillo Community Services Commission
Mathew Hudes Public Representative
Bob Beyer
Todd Jarvis
TOWN STAFF
Greg Larson
Pamela Jacobs
Judith Propp
Sandy Baily
Erwin Ordonez
Suzanne Avila
Todd Capurso
Wendie Rooney
Heather Bradley
Public Representative
Business Representative
Town Manager
Assistant Town Manager
Town Attorney
Community Development Director
Senior Planner
Senior Planner
Parks & Public Works Director
(Interim Community Development Director]
Community Development Director (Retired)
Associate Planner
Larry Cannon Architectural Consultant
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
of Los Gatos
CONTENTS
1 INTRODUCTION
Introduction .......... ..............................1
Applicability .......... ..............................1
Community Expectations .............................. 1
Housing Types ........ ..............................2
2 HOUSING TYPES GUIDELINES
General Design Guidelines .............................
3
Housing Types Design Guidelines
Small Lot Single Family Detached Homes ...............
5
Cottage Cluster Housing ............................
9
Multiplexes ........ .............................13
Townhouses ..... ...............................
17
Rowhouses ...... ...............................
21
Multifamily Flats .. ...............................
25
Housing Type /Site Suitability ..........................
29
3 SITE GUIDELINES
Sites Overview ...... ............................... 31
Southbay Development Site ...........................34
Oak Rim and Higgins Business Park Sites ................. 37
Los Gatos Lodge Sites ............................... 40
GLOSSARY ....... ...............................
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 arnbi-
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 I.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
1
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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
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
2
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 Valley Trans-
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 lighting from a variety of sources at appropri-
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 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.
5. Provide avariety of seating in landscaped areas, where
appropriate.
6. Include paths to accommodate children, adults,
bicycles, skate boards, shopping carts, walkers, pets,
furniture moving, etc.
7. Provide appropriate lighting to insure that paths are
safe at night.
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.
Town of
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.
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 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 pmvidewithin 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 OBJECTWES
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.
Puking
• 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.
Front setback encroachments example
Affordable Housing Design Guidelines
Town of Los Gatos
DESIGN GUIDELINES
SMALL LOT SINGLE FAMILY DETACHED HOMES 2
Maximum Height Limit:
30 h. with allowance up to 35 h. for units with parking
Integrated Into or located below the units' living space
.. _ .. _ .. _ .. _ .. _ .. _ . _ .. 1 _
„1 Roof slopes to match
main house structure
Maximum Height Limit:
15 ft. for accessory structure
without living space above
� Projecting balconies
I
an � bay 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 g. with allowance up to 35 n. for units with parking
_ Integrated into er located below the units' living spade.,
roofs are
yencouraged
Front Setback
Open entry porches are
encouragged and may encroach
up to 81[. Into front setback
min. 3 ft.
setback for
front loaded
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
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.
Messing and Articulation
1. Sloped 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 Units with porches
for corner unit Arterial Street face street
.......... �(r .k......
S O�� Space
Site layout example
Small Lot Single Family Detached examples
Affordable Housing Design Guidelines
Town of Los Gatos
Cottages around a central courtyard with three carriage
units above rear alley garages
DESIGN GUIDELINES
COTTAGE CLUSTER HOUSING
Characteristics
Cottage Cluster Housing is a collec-
tion ofsmall houses arranged around
one or more common open spaces
or courtyards. Units are smaller than
typical single family homes with
floor areas of 1,200 square feet or
less. Parking is provided in consoli-
dated parking lots and /or in garages
served by alley access.
Typical Densities
• 15 - 20 DU/acre
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 p,
(earMige units over garages optimal) C
O.a
mr a ao I me
'ti 1 Open Space m
OP
V Imo°
to
I
N
I = y �
i Adjacent parcels or alley with parking I a
(carriage units awr garages opaog, 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 Sin
• Minimum lot area per dwelling unit: 1,600 sq. ft.
Unit Sin
• 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 Towels 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 I 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 'h spaces per unit.
• Tandem spaces are allowed.
• Parking shall not be allowed between cottages.
10 Affordable Housing Design Guidelines
Town of
Maximum Height Limit:
30 n. for garage structure with
carriage house living unit over
_.._.._.._. ._.._.._.._.._.._.._.._.._.._.. _.._..
1 Roof slopes to match
l main house structure
d
im Iv
z I Protecting balconies
id �jl and b7 windows are It
i� strongly encouraged i
3 Pear
Access Lena
�-- Setback for gara or
I" gene r..,Aft I Interior Driveway
Inset garage doors
12" min.
Cottage Cluster Carriage House standards and guidelines
Maximum Height Limit
for 8:12 sloped roots: 28 ft.,.
Maximum Height Limit
for 4:12 sloped roofs: 23 ft.
i Slopad roofs are strongly encouraged
1 Variety in roof orientations is encouraged
..____.._.._.._..- .._.._.._.. -I
Front Setback !
Open entry porches are
�required and may encroach
P to B h. into front setback a
3
dn. porch E
e iD h8 fu E
i K
� n
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.
Sloped 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 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
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
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
Multiplexes combined with apartment structures
Open Door project in Los Gatos
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.
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
• Sloped roofs are strongly encouraged.
Entries
• Distinctive projecting or recessed entries shall be
provided for each living unit.
Panting
• 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.
Fourplexes around auto courts
14 Affordable Housing Design Guidelines
Town of
Maximum Height Limit:
30 n. with allowance up to 35 H. for units with parking
Integrated Into or located below the units' living space
roofs are strongly encouraged
in root orientations
tt Se
speciliedaraerwise
rah gvidelined j
!Accentuate e o
a
Multiplex second floor standards and guidelines
of
Maximum Height Limit:
30 ft. with allowance up to 35 ft. for units with parking
integrated into or located below the units' living space
roofs are strongly encouraged
in roof orientations
Open entry aorches are
encouragetl antl may encroach
up to S 5 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.
Massing and Articulation
1. Sloped 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
other entry elements.
Affordable Housing Design Guidelines 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-
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
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 - 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 OBJECTWES
• 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 f[. with allowance up to
35 ft. for units with parking integrated into or
located below the units' living space.
• Sloped 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 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
Sloped roofs are strongly encouraged
Maximum Height Limit:
30 h. with allowance up to 35 a. for units with parking
Integrated Into or located below the units' living space
Horizontal and vertical
wall plane offsets and
i rich architectural detail
Is expected
I
Maximum 4 h. I
encroschmentsj� ---f
avowed
i Front Setback i
i Building: 15a.
IGames: taxed i
leess
orherw/ y the
sire puldelines
Front
Limit garagqe w/tlth to
loaded
no more tZn 50% of
the front townhouse facade
garage
4�
Inset
garage
j Distinctive entries are required.
!a- Porches may encroach up to 6 ft.
1 Into front setback.
tlocm
12 -min
!
r Deep recessed entries arc acceptable
Townhouse with ground floor garage
standards and guidelines
M Height Limit:
h allowance up to 35 fl. for units with parking
Id Into or located below the units' living apace
Sloped roofs are strongly encouraged
Variety in roof orientations is encouraged
Front Setback
are
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 broken 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
emphasized 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 cave 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
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
units 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
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 - 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.
• Sloped 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'h 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 Affordable Housing Design Guidelines
Town
Maximum Height Limit:
30 B. with allowance up to 35 B. for units with parking
integrated into of located below the units' living space
roots are strongly encouraged
Bedrooms
Level
Horizontal and vertleal
wall plane .diets and
rich arehhectural detail
i is expetled
i
Main
iMaximum 4It.
Living
9
ncroachments
Level
allowed
Landscaped trellises
Uare
encouragetl
—exxxw
.A
Garag
and
Landscaping required between
i�
Storage
garages (3 h. minimum depth)
loser,
garage
auto paving in the
auto coon is encouraged
Rowhouse garage facade standards and guidelines
_._.._.._.._.._.._._ ._.._.
Maximum Height Limit:
30 n with allowance up to 351E for units with parking
integrated into or located below the units' living space
kx_ Sloped roofs are strongly encouraged
Bedrooms
Level
Main
Living
Level
Garage
and
Storage
Maximum 4 d.
encroachments
allowed
Balconies are t
i
encouraged
Horizontal and vertical
wall plane onsets and
rich architectural detail
Is expected
Front Setback: 15 ft
unless spprcc" IsO Wnenxise ! I
byatesiteguldellne; II
Distinctive entries are required.
�tI porches maY encroach up to 5 ft.
Into front setback
Deep recessed entries are acceptable
Elevated landscaped commons
or entry porch to reduce building
height at entry (See examples riahtl
... , ter..t v... uX le..f...
Rowhouse frontage standards and guidelines
DESIGN GUIDELINES
ROWHOUSES 2
DESIGN STANDARDS AND GUIDELINES
Site Development
I. Orient unit entries to streets and common open
spaces.
2. Avoid garages facing public streets.
3. Minimize the length of auto courts, and utilize
landscape features (e.g., roundabouts) to provide
visually attractive street frontages.
4. Orient living space windows to overlook streets
and common open spaces.
5. Place 3 -story units sharing a common garage
access driveway with 2 -story units or small lot
detached units where possible.
6. Internal streets 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 maybe 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 comer 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
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.
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.
• Sloped 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 fz 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
Los Gatos
Maximum Height Limit:
30 X. with allowance up to 35 ff. for units with parking
integrated into or located below the units' living space
Shaped roots are strongly encouraged
l ! Maximum 4 ft.
�I I! encroachments
Living 4---+M allowed
Unit j Beyy windows and
i �barconies are encouraged
Horizontal and vertical
wall plane onsets and
rich architectural detail
is expected
Living Front Setback: 15 %
Unit unless speelhed omer " I
by the sire yuitlelirm i
Distinctive entries are required
for ground floor units.
Porches may encroach up to 6 X.
into front setback
Living
Unit Entry Courtyard
J
Multifamily Flats at -grade standards and guidelines
mm Height Limit:
vlth allowance up to 35 ff. for units with parking
ated into or located below the units' living space
- IBay windows and
Living hbe ixmies are encouraged
Unit g
Maximum 4 ff.
encroachments
aflowed
Living I Horizontal and vertical
Unit i wall plane offsets and
l rich architectural detail
i is expected
Living
Unit
. v.....� � ................
Porches ma encroach 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 i
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.
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.
Example of facade articulation and subordinate
underground parking
Example of larger building subdivided into smaller
building forms
28 Affordable Housing Design Guidelines
of Los Gatos
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
DESIGN GUIDELINES
2
29
Town of Los Gatos
This page has been intentionally left blank.
30 Affordable Housing Design Guidelines
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 five sites covered by these design guidelines are summarized in the table below, and shown at a common graphic
scale (see page 1 for site locations within the Town of Los Gatos).
Table 3 -1: AFFORDABLE HOUSING SITES SUMMARY
Allowable Base
Devd-
Ren iatic
AHOZ
Demity
Parcel
opwble
Development
Devdopmens
SITE
APN
Zowng
(Units /Aerc)
Acreage
Acreage
Capadw
Demity
t
Soufibay Development
42432077
CM /AHOZ
2 -20 DU
High uumq Raidmad
7.4
7.4
148 uwu
Capacity boxed on
cenerJ ri DeJgnweon
20naits acre er
P
Oak Rim Site
52916042
RM -5:12/
5 -12 DU
,. ..vm Dmsiry RWdmeJ
3.8
3.8
76 unin
Capacity beved on
AHOZ
ResidmeJGenerJ plan
(30 raining +46 new)
20 unity per acre
Desigmewv
Higgins Business Park Site
52916 071
0/AHOZ
3,2
3.2
64 unity
Capacity bared on
20 unity per acre
Lot Gams Lodge Site A
529 04 OOI
CH:PD /AHOZ
Mixed Use -::;:r 'V
1.5
LS
30 uwn
Capacity based on
Genval Plan Desigmeon
20 main per were
Cm Gatm Lodge Site B
52924 032
GH:PD /AHOZ
Mixed Use Commerdal
7 0
7.0
140 unity
Capacity based on
GenerJ Plan Dni�avon
20 units per aere
-Ziea oeli/e drvelapmeetrap<city mifbe deonninedby development roanmionr, ardarerpeebbritep1.o andbuidingdengu.
Affordable Housing Design Guidelines
31
SITE GUIDELINES
3
Town of Los Gatos
SOUTHRAY DEVELOPMENT SITE
OAK RIM AND HIGGINS BUSINESS PARK SITES
32 Affordable Housing Design Guidelines
SITE GUIDELINES
3
LOS GATOS LODGE SITES
'i
�I
Affordable Housing Design Guidelines 33
Town of Los Gatos
SITE GUIDELINES
3 SOUTHRAY DEVELOPMENT SITE
SITE SUMMARY
AHOZ
Albanble Base Density
Parcel
Realistic
Development
Development
Zoning
(Unite /Acre)
Acreage
Developable Acreage
Capectry
Deo
12 -20 DU
cnpanty bared on
CM /AHOZ
High Density Residential
7.4
7.4
148 in
20anitsperame
General Plan Designation
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
of Los Gatos
SITE GUIDELINES
SOUTHBAY DEVELOPMENT SITE 3
22 ft. private ingress /egress easement
10 ft. storm drain easement
O
t4 {":� o ft. private storm drain easement
t . 15 ft. sanitary sewer easements
r. Approximate line of _ s;% _
100 year flood plain ray 4
i. +,�
♦!'rte G[eeK
kos
11 AR
EASEMENTS
,
CIR0 il-A110N
Affordable Housing Design Guidelines 35
Town
SITE GUIDELINES
3 SOUTHBAY DEVELOPMENT SITE
LANDSCAPING
BUILDING MASSING
36 Affordable Housing Design Guidelines
Town of Los Gatos
SITE GUIDELINES
OAK RIM and HIGGINS BUSINESS PARK SITES 3
SITE SUMMARY
AHOZ
zoning
Allownbk Rue De 'y
(umtd) e)
Parcel
Acreage
Developable Aereage
Reufiak
DAP m�nt
DevelDe�Ip� t
OAK RIM CrrF
RM:5:12 /AHOZ
5.12 DU
3.8
3.8
78,u,ila
(30 edrtingr 46 new)
Cepeeiry boedoe
10 ueinperelve
HI..INS BUSINESS PARK SITE
o /AHOZ
3.2
3.2
64 miu
Capnoilybendon
20uniaperam
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 1h mile
of the sites.
• Fisher and Van Meter Public Schools are within 1/
mile of the sites.
• Community Bus Transit Stops are within 1h 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/a 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
of Los Gatos
'AS" depicts
symbolic
requirement for
the provision
of common
amenity
space with
final locations
determined by
the Architectural
and Site
approval
process.
SITE GUIDELINES
OAK RIM and HIGGINS BUSINESS PARK SITES 3
ils --
f_
I' ry R TOhd7
Oil
/9
I
LANDSCAPING
MASSING
Affordable Housing Design Guidelines
3q
of Los Gatos
SITE GUIDELINES
3 LOS GATOS LODGE SITES A & B
SITE SUMMARY
BBLmc
AHOZ
Allowable B. Devei ty
Parcel
Dewdopmevt
Development
Zoning
(Uviu /Acre)
Aumge
Developable Acreage
Ty
Denelty
LAS GATOS IADGE SITE A
CH:PD /AHOZ
20 duc to
Ceo.M Plan Dmigvadon
1.5
1.5
30 uniu
C °p °d46medon
20 ovin perven
IDS GATOS S 7- Dt, GE SITE B
CH:PD /AHOZ
20 duem
Gmerel Plan Dedgvatlov
7.0
7.0
140 unity
Cwpadry barzdav
20 void pe ,a
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 ofresidential,
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 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
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 of small 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).
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.
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 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.
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.
Affordable Housing Design Guidelines 43
GLOSSARY
Town of Los Gatos
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
clusters within an overall master development plan. Park-
ing is typically in garages or parking lots adjacent to the
dwelling unit clusters, but may be integrated into the
dwelling's ground floor.
44 Affordable Housing Design Guidelines
Summary of AHOZ Design Guideline Revisions
(As authorized by adopted Resolution 2013 -047)
1. Acknowledgements Page: Adoption Date changed to reflect date of 11/4/2013 Council
Action.
2. Page 1, Applicability: Typo from previous draft removed and text now also clarifies use
of AHOZ Guidelines for development with "significant affordable housing component"
as discussed with Council and referenced in comments received in 11/4/2013
correspondences.
3. Page 2, Housing Types: Typo corrected `Y'; text reference to possible density bane
previsiens deleted and replaced with "any additional development capacitv"; additional
text clarifies that density may "be lower" and deleted text noting that density may "vafy
�vitln�a ran • -�� ••- - - -- - " in order to maintain consistency with Council
approved AHOZ Zoning Ordinance Amendment and reflects Council's action from
11/4/2013 meeting limiting AHOZ densities to 20 DU /acre.
4. Page 4, Housing Types Design Standards and Guidelines: New text (four bullets) was
added by consulting architect after first paragraph to clarify use of terns "standards" and
"guidelines" in the document. This addresses the Council discussion from the 11/4/2013
meeting that resulted from the correspondence received.
5. Page 5, Small Lot Single Family Neighborhood Aerial Photo Illustration: Prior photo
replaced with reduced scale example to address 11/4/2013 correspondence received by
Council.
6. Page 7, Small Lot Single Family Detached street frontage standards and guidelines
illustration: revised to include text noting "Sloped roofs are strongly encouraged" in the
drawing for consistency with the text noted in Massing and Articulation section and to
address the Council correspondence discussed at the 11/4/2013 meeting.
7. Pages 7, 12, 15, 19, 23, and 27, "Design Guidelines" heading: Replaced with "Design
Standards and Guidelines" heading to reflect that both types of criteria are included in
these sections.
8. Page 7, "Pitched roofs" term revised to "Sloped roofs" to maintain consistency of terms
used in illustrations and other references.
9. Page 9, Cottage Cluster Typical Density revised from "15 - 25 DU /acre" to "15 - 20
DU /acre" to reflect Council action from 11/4/2013 meeting limiting AHOZ densities to
20 DU /acre.
10. Page 10, Building Placement references to open space: Architect provided additional
references to other sections of the guidelines to clarify applicability to the criteria.
11. Page 11, Cottage Cluster Lower Illustration: Text noting "Sloped roofs are required"
replaced with "Sloped roofs are strongly encouraged" to maintain consistency with the
ATTACHMENT 2
text in Massing and Articulation section and to reflect approved projects with non - sloped
roof to address architectural or historic design considerations.
12. Page 12, "Pitched roofs" term revised to "Sloped roofs" to maintain consistency of terms
used in illustrations and other references. Text noting "Sloped roofs are required"
replaced with "Sloped roofs are strongly encouraged" to reflect approved projects with
non - sloped roof to address architectural or historic design considerations.
13. Page 12, Missing Caption for Photo provided.
14. Page 13, Open Door Photo Captions: Density removed for consistency with other
development captions without density.
15. Page 14, "Pitched roofs" term revised to "Sloped roofs" to maintain consistency of terms
used in illustrations and other references. Text noting "Sloped roofs are required"
replaced with "Sloped roofs are strongly encouraged" to reflect approved projects with
non - sloped roof to address architectural or historic design considerations.
16. Page 15, Multiplex Illustrations and Massing and Articulation section: "Pitched roofs"
term revised to "Sloped roofs" to maintain consistency of terms used in illustrations and
other references. Text noting "Sloped roofs are required" replaced with "Sloped roofs are
strongly encouraged" to reflect approved projects with non - sloped roof to address
architectural or historic design considerations.
17. Page 17, Townhouses Density revised from "15 - 25 DU /acre" to "15 — 20 DU /acre" to
reflect Council action from 11/4/2013 meeting limiting AHOZ densities to 20 DU /acre.
18. Page 18, "Pitched roofs" term revised to "Sloped roofs" to maintain consistency of terms
used in illustrations and other references. Text noting "Pitched roofs are required"
replaced with "Sloped roofs are strongly encouraged" to reflect approved projects with
non - sloped roof to address architectural or historic design considerations.
19. Page 19, Site Development, #5 Parking: Revised wording to reflect mandatory
requirement for landscaping to break up parking areas versus previous text which
appeared more permissive.
20. Page 19, Massing and Articulation, Individuality of townhouse units: Revised wording to
reflect mandatory requirement for defined limits, individual entries, and details.
21. Page 21, Rowhouse Density revised from "15 - 25 DU /acre" to "15 — 20 DU /acre" to
reflect Council action from 11/4/2013 meeting limiting AHOZ densities to 20 DU /acre.
22. Page 22, "Pitched roofs" term revised to "Sloped roofs" to maintain consistency of terms
used in illustrations and other references. Text noting "Pitched roofs are required"
replaced with "Sloped roofs are strongly encouraged" to reflect approved projects with
non - sloped roof to address architectural or historic design considerations.
23. Page 24, On -Site Parking: "Use high - quality decorative garage doors with windows"
revised to "High - quality decorative garage doors with windows are encouraged" to
reflect approved projects with solid door to address operational, architectural or historic
design considerations.
24. Page 25, Multifamily Flats Density revised from "25 -36DU /acre" to "Maximum of 20
DU /acre" to reflect Council action from 11/4/2013 meeting limiting AHOZ densities to
20 DU /acre.
25. Page 27, Multifamily Flats Illustration: Text noting "Sloped roofs are required" replaced
with "Sloped roofs are strongly encouraged" to reflect approved projects with non - sloped
roof to address architectural or historic design considerations.
26. Page 28, On Site Parking: Text revised to note below grade entries "shall be recessed" to
reflect mandatory requirement.
27. Page 34, Table footnote: Reference to density concessions removed to reflect Council
action from 11/4/2013 meeting limiting AHOZ densities to 20 DU /acre.
28. Page 37, Table footnote: Reference to density concessions removed to reflect Council
action from 11/4/2013 meeting limiting AHOZ densities to 20 DU /acre.
29. Page 40, Table footnote: Reference to density concessions removed to reflect Council
action from 11/4/2013 meeting limiting AHOZ densities to 20 DU /acre.
30. Page 43, Glossary: Density references in descriptions deleted to reflect Council action
from 11/4/2013 meeting limiting AHOZ densities to 20 DU /acre.
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