.04 MCA-2008-03 R1 Ordinance first floor to second floor ratio
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application:
Applicant:
Property Owner:
Property Location:
MCA-2008-03
City of Cupertino
Various
Citywide
Agenda Date: July 8, 2008
Item Summary: Discussion of the R-l Ordinance first floor to second floor ratio
requirements
RECOMMENDATION
Recommend that the City Council adopt the R-l Ordinance amendment regarding the
first floor to second floor ratio requirements
BACKGROUND
On May 6, 2008, the City Council amended the Planning Commission work program to
include a limited review of the R-l Ordinance regarding the allowed ratio of the
second floor building area compared to the first floor building area. first floor to
second floor ratio requirement. The Council directed the Planning Commission to
present recommendations on ordinance options to the City Council by October 2008.
The Council direction limited the amendment to only consider if the current second
floor to first floor ratio should be adjusted. The Council directed that this review
would not consider changing the setback requirements or the allowable overall
building floor area ratio. The concern is that the 45% second story to first floor ratio
requirement inadvertently encourages homeowners to increase the size of the first
floor to ensure the second floor proportion is large enough to accommodate the
desired number of bedrooms. Also, the current second floor to ground floor ratio
results in a repetitive style of "wedding cake" architecture making it difficult to design
other traditional styles of architecture such as ~'Victorian" or "Queen Anne." The
following sections of the staff report will discussion ordinance options to adjust the
allowed second to ground floor ratio to allow greater architectural diversity.
A citywide postcard notice of the pubic hearing was mailed out to Cupertino residents
inviting them to participate in the discussion (see attached).
DISCUSSION
Existing Ordinance
The existing Rl Ordinance was updated in January 2005. One of the major changes
was to increase the 2nd floor to ground floor ratio from 35% to 45%. The intent was to
allow enough space on the 2nd story to accommodate three bedrooms while controlling
the overall mass and scale. Since the 2005 ordinance amendment, very few public
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concerns have been expressed about the allowable second floor building space.
Rather, there has been an increase of C011cerns regarding the limitatio11 of architectural
flexibility due to the seco11d floor to ground floor ratio.
Wedding Cake Style of Architecture
The current 450/0 second story floor area ratio has resulted in a "wedding cake" style of
architecture that is slowing becoming the predominate style of new tvvo-story homes
or additiol1S in many neighborhoods. Alt110ugh exterior design elements, such as
corbels, vvainscoting, and window treatme11ts, are provided to suggest an architectural
style, the overall "wedding cake" style is the saIne from 110use to house. Tl1e images
below are examples of the existing Rl Ordinance "wedding cake" style architecture:
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.:":;,.." '~.~:'""f. ~~,:_ ...>'." <:.... f~. _,.~;:-. i:__~':~ ~~~
Many residents attempt to personalize their hOll1e with design elements represe11ting
traditio11al architecture, however the fiI1al result is greatly limited by the existing
second floor area restrictio11. This is especially t11e case 011 smaller lots under 6,000
square feet where the width of the lot is already restricts design options.
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Traditional Architecture
Traditional architecture, such as Victoria11, Queen Anne, Farmhouse, Colonial Revival,
Italia11 Re11aissance, typically have the Inajority of the second story vvalls aligned with
the ground floor walls. Second story walls may even cantilever over portions of the
ground floor wall to emphasize a certain architectural element or material change.
What is important to the traditional architectural is the attentiol1 and emphasis given
to quality arclutectural treatments and exterior embellishments to help visually
minimize what \vould ot11erwise be unarticulated walls or boxy forms.
The following are some .styles of architecture that may be difficult to desigI1 under t11e
current Rl Ordinance:
When Design Regulations Are Not Applied to Two-Story H07nes
Two-story "box" forms ca11 be articulated.in a way that minimizes t11e mass. However,
unregulated two-story homes are often sterile in design and visually imposing.
Without desigI1 review, attempts to minimize t11e Inass and scale (as see11 in the
following image) may not always be app.ropriate, and may not always ac.11ieve t11e
intended goal.
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Example' of a Non-Regulated Two-Story Residence.
Exa111ple Design Guidelines Fron1. Other C01n1nunities
Th.e neighboring communities of Los Gatos a11d Los Altos have accommodated greater
architectural variety, while meeting the community's privacy a11d compatibility needs
by requiring a higher level of architectural integrity in their projects. Excessive mass of
a residence is not determined by the second story to first story FAR, but by the
perceptio11 that the size a11d mass of the l10use is too large for t11e size of the property.
Tl1e goal is to have the home designed to fit t11e lot, and t11en apply eleme11ts that assist
in. reducing the perception of bulk.
Tl1e City of Los Altos i11cludes the following list of ,vays to reduce the perception of
bulk in their reside11tial desigr1 guidelines. T11ey are summarized below:
. Use of more than one material on an elevation is appropriate to break up the
vertical mass of the house. Sometimes a11 a'ccent material suc11 as a low
horizo11tal band of brick or sto11e with stucco or wood siding.
. Soften the elevation with the use of architectural elements (porc11es, bays,
overha11gs, trellises), a11d detail (moldu1g, trim, brackets, etc.)
. Use color changes to help visually break up the elevation. For example,
pau1tu1g t11e tria11gular area ll1 a gable end one color and uSll1g a s11ade (or color)
lig11ter or darker below.
. Provide some variation in large expanses of wall and roof planes. For
example, ca11tilever the second floor over the first floor.
. Use horizontal elements to soften vertical ones in an elevation. A chaI1ge of
direction in siding or addu1g moldings U1 stucco can achieve t11is.
. In some cases, a simplification of shapes and materials will reduce bulk. For
exalnple, too many differel1t materials and changes i11 types of windows add
complexity of the fa<;ade.
. Minimize use of taIlor two-story-high design elements. This would include
two-story e11try ways, turrets, ect.
. Use visually heavy materials sparingly, particularly on two story designs. Use
stone or brick as an accent material or vvainscot on aI1 elevatio11.
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. Choose landscape materials to help soften the appearance of bulk. This
s110uld not be a substitute for good design however.
. Keep second floor exterior wall heights as low as possible.
. Use roof forms that reduce bulk (lo\/V to medium pitc11, minimum number of
hips and valleys.
. Avoid massive, tall chimneys. Locate them either on aJ.1 internal wall or
centered on a gable el1d whel1 possible.
The following is some architectural tecmuques used by Town of Los Gatos to provide
visual relief for two story walls:
. Horizol1tal belly bands
. Pop outs al1d bay windows
. Material and color changes
. Chimneys
. Wide overhal1gs with projectu1g brackets.
· Juliet balconies
. Window boxes and pot shelves
. Landscaped trellises and lattices
All or some of the above methods may be applied to a l1ew o~ remodeled residence
(see images below).
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Reco7117nended Ordinance Solution
Staff believes that achieving architectural diversity does 110t require increasing or
decreaslllg the total allowed buildlllg area on all Rl lot or cllanging the required
secolld story setbacks. The goal is througll appropriate desigrl review and the
application of enhanced desigrl principles, homes may'be allowed to exceed the 450/0
second floor area limit provided tllat that they are designed appropriately for the lot,
the 11eighborhood, and the overall design of tIle structure.
Staff recommends that if all applicant wishes to increase the second story FAR above
450/0, thell a discretionary staff level desigrl reyie\1V be incorporated llltO the process
with llotification to the adjacent 11eighbors. Additiollal arcllitectural principles would
be upheld, \lVhile maiIltaining the existiIlg goals of symmetry, proportioll and balallce.
The Director of CommUllity Developmellt may grant approval to a secolld floor to
ground floor ratio greater than 450/0 provided that the follo\lVings design principles and
techniques are met:
'.:. EIlSure ~ppropriate architectural lllterest alld compatibility witIl lleighborhood
design theme al1d character.
=> Add visual interest to the elevation with tIle use of arcllitectural elements
(i.e., porclles, bay~, overIlal1gs, trellises, moldings, trim, wood sidlllgS,
brackets or metal work).
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.:. Ensure appropriate building mass and scale.
=:> Avoid monumental scaled forms (e.g. towers, turrets and tall entry
features) that contrast with the neighborhood architectural forms.
=:> Avoid eave lines and roof ridges that are substantially taller than the
adjacent houses.
=:> Use more than one material on an elevation to break up the vertical mass
of the house.
=:> Keep second floor exterior wall heights as low as possible.
=:> Use more than one material on an elevation to break up the vertical mass
(i.e, wainscot, wood siding, belly bands).
=:> Use visually heavy materials sparingly (balustrades or stone on second
floor).
=:> At least 25% of all two story wall planes should be treated with
architectural features to provide visual relief and architectural interest
(include but not be limited to stone, brick, alternative siding materials,
balconies, porch elements, long roof eaves, window boxes, pot shelves,
cantilever features, trellises, corbels, trims, metal work, other features
deemed appropriate).
=:> Use landscape materials to help soften the appearance of bulk.
=:> Use color changes to help visually break up the elevation.
.:. Design with architectural integrity on all sides of the structure (maintain
symmetry, proportion and balance).
=:> Avoid overly complex architectural elements and/ or roof features.
=:> Line up architectural features and elements both vertically and
horizontally (i.e., roofs or windows).
The Director's decision may be appealed to the Design Review Committee.
Prepared by:
Approved by:
Leslie Gross, Assistant Planner ~-.
Steve Piasecki, Director of Community Developm~~
Attachments
Exhibit A - Citywide postcard titled, "Limited Review of the Single Family Residential
(R 1) Ordinance".
Exhibit B - Draft Model Ordinance
Exhibit C - Highlights for the Los Altos Design Guidelines
Exhibit D - Highlights from the Los Gatos Design Guidelines. *Note: City of
Cupertino Architectural Consultant, Larry Cannon, assisted in the development of the
Los Gatos Design Guidelines.
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CITY OF CUPERTINO
EXHIBIT A
On May 13, 2008 the City Council initiated a limited review of the Single Family Residential (R 1) Ordinance, regarding
the allowed ratio of second floor building area compared to the first floor building area Section 19.28.060. The current
R 1 Ordinance limits the size of the second floor to no more than 45% of the first floor. The revtsed ordinance ""ill
consider adjusting the cUowed ratio to al'o\~ greater architectural diversity, but ,'Viii not consider increasing or
decreasing the total aUowed building area on an Rl 'of or changing the required second story setbacks. The total
allowed b,uildina area and the second story setback relationshio to neiahborina orooerties will not chanae. The
Planning Commission is holding. a public hearing to receive public input and consider ordinance options on the
allowable ratio of the second story on the following date and time:
MCA-2008-03
Tuesday, July 8, 2008, at 6:45 p.m.
Cupertino Community Hall, 10350 Torre Avenue
The current R1 Ordinance can be viewed on the City's website at wVv'vv'.cuoertino.ora/Rl. For additional information
about this section of the ordinance you may contact Leslie Gross with the Cupertino Planning Department at (408) 777-
1356 or e-mail any comments to lesliea@cuoertino.ora. If you are unable to attend the public hearing, an online
webcast of the hearing is available at VJWvv'.cuoertino.ora/R1. Also, please check the City's website for follow-up
information regarding the Planning Commission and City Council hearing schedules. Please note the agenda is
subject to change, so you may \It/ant fo contact the Planning Department prior to the meeting date to verify that the
ifem is still on the agenda.
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EXHIBIT B
~ Deyelopment Regulations (Building).
A. Lot Coverage. The maxilllum lot coverage shall be"forty-five percent of the net
lot area. An additional five percent of lot coverage is allowed for roof overhangs, patios,
porches and other sinlilar features not substantially enclosed by exterior \valls.
B. Floor Area Ratio. The objective. of the floor area ratio (FAR) is to set an outside
(maximulll) limit for square footage. The FAR shall be used in conjunction \vith the
residential development standards and guidelines in trus ordinance in determining
whether the mass and scale of the project is compatible with the surrounding
neigh borhood.
1. The maximum floor area ratio of all structures on a lot shall be fOIty-five percent.
2. The maxinlum floor area of a second story shall be forty-five percent of the
existing or proposed first story floor area, or seven hundred fifty square feet,
w ruchever is greater.
3. The Director of Conmlunity Developnlent filav srrant approval to a second floor
to 2:round floor ratio 2:reater than 450/0 provided that the follo\vin2:s desi2:n
principles and techniques are nlet:
a. EMure appropriate architectural interest and conlpatibility \vith nei2:hborhood
desi 2:n thenle and character.
I. Add visual interest to the elevation \\7ith the use of architectural elenlents (i.e..
porches. bays. overhan~s. trellises. Ill0Idil12:s. trinl. \\lood sidin~s. brackets or
Illetal \\70rk).
b. EIlsure appropriate buildil1~ inass and scale.
i . Avoid Illonunlental scaled [orilles (e.~. to\vers. turrets and tall entrv features)
that contrast \\lith the nei~hborhood architectural fornls.
11. Avoid eave lines and roof rid~es that are substantially taller than the adiacent
houses.
111. Use nlore than one Illaterial on an elevation to break up the vertical nlass of
the house.
IV. Keep second floor exterior \\7all hei~hts as lo\v as possible.
v. Use Illore than one nlaterial on an elevation to break up the vertical nlass (i.e.
\vainscoL \vood sidin~. bellv bands).
VI. Use visually heavy Illaterials sparin~lv (balustrades or stone on second floor).
VII. At least 250/0 of all t\VO story \vall planes should be treated \vith architectural
features to provide visual relief and architectural interest (include but not be
limited to stone. brick. altenlative sidin~ Illaterials. balconies. porch elements.
lon~ roof eaves. \vindo\v boxes. pot shelves. cantilever features. trellises.
corbels. triills. Il1e,tal \vork. other features deenled appropriate).
VllI. Use landscape nlaterials to help soften the appearallce of bulk.
ix. Use color chan2:es to help visually break up the elevation.
c. Desi~n \vith architectural inte~rity on all sides of the structure (Illaintain
svnmletry. proportion and balance).
i. Avoid overly cOillplex architectural elenlents and/or roof features.
11. Line up architectural features and elenlents both velticallv and horizontallv
(i.e.. roofs or \vindo\vs). '
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1~. Int~rior areas with heights above sixteen feet, measured fron1 the floor to the top
of the roof-rafters, have the mass and bulk of a two-story house and shall be counted as
floor area.
a. If the house is a two-story house, this area will count as second story floor area;
otherwise, the area \\iill count as first floor area.
C. Design Guidelines.
1. Any new two-story house, or second-story addition to an existing house, shall be
generally consistent with the adopted single-family residential guidelines. The Director of
COIDlllunity Development shall review the project and shall determine that the following
items are met prior to design approval:
a. The mass and bulk of the design shal) be reasonably c<?mpatible with the
predonunant neighborhood pattern. New construction shall not be disproportionately
larger than, or out of scale with, the neighborhood pattern in terms of building forms, roof
pitches, eave heights, ridge heights, and entry feature heights;
b. The design shall.use vaulted ceilings rather than high exterior walls to achieve
higher volU1l1e interior spaces;
c. There shall not be a three-car wide drive\vay curb cut.
d. No more than fifty percent of the front elevation of a house should consist of
garage area.
e. Long, unarticulated, exposed second story walls should be avoided since it can
increase the apparent nlass of the second story.
f. The CUITent pattern of side setback and garage orientation in the neighborhood
should be 111aintained.
g. When possible, doors, windo\vs and architectural elen1ents should be aligned
with one another vertically and horizontally and symmetrical in number, size and
placen1ent.
h. Porches are encouraged.
1. Living area should be closer to the street, while garages should be set back more.
J. All second story roofs should have at least a one-foot overhang.
D. Setback-First Story.
1. Front Yard. The nUllin1um front yard setback is t\venty feet; provided, that Jar a
curved driveway the setback shall be a minimum of fifteen feet as long as there are no
n10re than two such fifteen-foot setbacks occurring side by side.
2. Side Yard. The combil!ation of the two side yard setbacks shall be fifteen feet,
except that no side yard setback. may be less than five feet.
a. For a corner lot, the minimum side-yard setback on the street side of the lot is
twelve feet. The other side yard setbqck shall be no less than five feet.
b. For interior lots in the Rl-5 district, the side yard setbacks are five feet on both
sides.
c. For lots that have more than two side yards, the setback shall be consistent for all
side yards between the front property line and the rear property line.
3. Rear Yard. The minimum rear yard setback is twenty feet.
a. With a Minor Residential Permit, subject to Section 19.28.090,. the rear setback
nlay be reduced to ten feet if, after the reduction, the usable rear yard is not less than
twenty times the lot \vidth as measured from the front setback line. .
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4. Garage. The front face of a garage in an R1 district shall be set back a minimum
of twenty feet from a street property line.
a. For projects with three-car garages oriented to the public right-of-way, the wall
plane of the third space shall be set back a minimum of two feet from the wall plane of
the other two spaces.
E. Setback-Second Story.
1. Front and Rear Yards. The minimum front and rear setbacks are twenty-five feet.
2. Side Yard. The combination of .the side setbacks shall be twenty five feet, except
that no second-story side setback may be less than ten feet.
a. In the case of a flag lot, the minimum setback is twenty feet from any property
line.
b. In the case of a comer lot, a minimum of twelve feet from a street side property
line and twenty feet from any rear property line of a single-family dwelling.
3. Surcharge. A setback distance equal to ten feet shall be added in whole or in any
combination to the front and side-yard setback requirements specified in this section.
F. Basements.
1. The number, size and volume of lightwells and basement windows and doors
shall be the minimum required by the Uniform Building Code for egress, light and
ventilation, except that in the case of a single-story house with a basement, one lightwell
may be up to ten feet wide and up to ten feet long.
2. No part of a lightwell retaining wall may be located within a required setback
area, except as follows:
a. The minimum side setback for a lightwell retaining wall shall be five feet;
b. The minimum rear setback for a lightwell retaining wall shall be ten feet.
3. Lightwells that are visible from a public street shall be screened by landscaping.
4. Railings for lightwells shall be no higher than three feet in height and shall be
located immediately adjacent to the lightwel1.2005 S-4
5. The perimeter of the basement and alllightwell retaining walls shall be treated
and/or reinforced with the most effective root barrier measures, as determined by the
Director of Community Development.
G. Height.
1. Maximum Building Height. The height of any principal dwelling in an R1 zone
shall not exceed twenty-eight feet, not including fireplace chimneys, antennae or other
appurtenances.
2. Building Envelope (One Story).
a. The maximum exterior wall height and building height on single-story structures
and single-story sections of two-story structures must fit into a building envelope defined
by:
1. A ten-foot high vertical line from natural grade measured at the property line;
2. A twenty-five-degree roof line angle projected inward at the ten-foot high line
referenced in subsection G(2)(a)(1) of this section.
b. Notwithstanding the building envelope in subsection G(2)(a) of this section, a
gable end of a roof enclosing an attic space may have a maximum wall height of
seventeen feet to the peak of the roof as measured from natural grade, or up to twenty feet
with a Minor Residential Permit.
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3. Second Story Wall Heights. Fifty percent of the total perimeter length of second
story walls shall not have exposed wall heights greater than six feet, and shall have a
minimum two-foot high overlap of the adjoining first story roof against the second story
wall. The overlap shall be structural and shall be offset a minimum of four feet from the
first story exterior wall plane.
a. The Director of Community Development may approve an exception to this
regulation based on the findings in Section 19.28.110 D.
4. Entry Feature Height. The maximum entry feature height shall be fourteen feet.
5. Areas Restricted to One Story. The City Council may prescribe that all buildings
within a designated area be limited to one story in height (not exceeding eighteen feet) by
affixing an i designation to the R1 zoning district.
H. Second Story Decks. All new or expanded second story decks with views into
neighboring residential side or rear yards shall file for a Minor Residential Permit, subject
to Section 19.28.090, in order to protect the privacy of adjoining properties. The goal of
the permit requirement is not to require complete visual protection but to address privacy
protection to the greatest extent while still allowing the construction and use of an
outdoor deck. This section applies to second-story decks, patios, balconies, or any other.
similar unenclosed features.
1. A second-story deck or patio may encroach three feet into the front setback for
the principal dwelling.
2. The minimum side-yard setback shall be fifteen feet.
3. The minimum rear-yard setback shall be twenty feet.
I. Solar Design. The setback and height restrictions provided in this chapter may be
varied for a structure utilized for passive or active solar purposes, provided that no such
structure shall infringe upon solar easements or adjoining property owners. Any solar
structure that requires variation from the setback or height restrictions of this chapter may
be allowed only upon issuance of a Minor Residential Permit subject to Section
19.28.090.
(Ord. 1954, (part), 2005; Ord. 1868, (part), 2001; Ord. 1863, (part), 2000; Ord. 1860, S I
(part), 2000; Ord. 1834, (part), 1999: Ord. 1808 (part), 1999; Ord. 1799 S 1, 1998; Ord.
1784, (part), 1998; Ord. 1637, (part), 1993; Ord. 1635, (part), 1993; Ord. 1630, (part),
1993; Ord. 1601, Exh. A (part), 1992)
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1
Residential Desi~ Guidelines
1.0 INTRODUCITON
These guidelines were developed after an extensive community-wide look at the values
and expectations that neighborhoods have for the housing that surrounds them. The
purpose of this handbook is not meant to promote a specific type of design nor to
establish a rigid set of guidelines. Instead, it is meant to guide the homeowner, architect,
developer and builder in planning and executing a successful design of new and
remodeled single-family dwellings. This handbook will also serve as a guide for the City
Council, Planning Commission and City staff in the design review process.
Often, newly built homes have more complex plan and building forms than existing
houses. This fact, along with stylistic and size issues, has reinforced perceptions of newer
homes as being very different from older houses.
The design policies and implementation techniques in this handbook are not meant to
discourage individual designs. Rather, they set forth the implementation of the findings
that must be made for design review applications, serve as a basis on which decision-
making bodies may base their design-review decisions, and assist in developing
consistency in the approval process from neighborhood to neighborhood across the city.
The primary purpose is to guide property owners toward successful solutions to their
needs and to maintain the existing positive physical qualities and character of the
residential neighborhoods of Los Altos.
These guidelines implement the goals and policies of the General Plan. They also identify
the findings from the Los Altos Municipal Code which must be followed to gain approval
of a project
Los Altos requires design review on all residential construction. The majority of design
review is performed by Planning Department staff. Applications for two-story
construction or unusual architectural design are heard by the Architectural and Site
Control Committee (MS), a subcommittee of the Planning Commission. The functions
of the A&S Committee are delineated in the Los Altos Municipal Code.
From a historical perspective, the character of neighborhoods in Los Altos relates back to
the incorporation of the city in 1952. Decisions made at that time encouraged a rural-like
atmosphere. Thus, Los Altos developed with spacious quarter acre lots, minimal use of
curbs and gutters, extensive use of landscaping and large trees, openness of front yards to
the street, and the relatively low profile and height of residences. Prior to the City's
incorporation, housing had developed more in continuity with surrounding communities:
thus. there are areas of town that have smaller lots, and the zoning regulations distinguish
between these smaller lots and larger lots in terms of setbacks, height, etc. These design
guidelines, however, apply to lots of all sizes.
4 14
Residential Desitm Guidelines
2
Although most of the housing stock was developed during the 1950's and a predominant
style is the "ranch", there is a vast diversity of design and style within Los Altos. Today,
demands for housing are far different than they were at our incorporation. As a result,
housing styles and home size have changed dramatically. .Whereas, earlier there was an
emphasis on "low profIle", now there is a tendency to "build out" a lot Whereas, before
there was an emphasis on designing from the exterior inward now there is a tendency to
design from the interior outward. At times this results in home designs that appear to
overwhelm neighboring homes either in mass or complexity of design.
To monitor such changes, the City Council first amended the zoning regulations to lower
height and to establish daylight planes and floor area to lot area ratios. After working with
these new regulations for a period of time, it became evident that development standards
alone are not sufficient to address such impacts as privacy invasion and change to
neighborhood character. Thus, the next step involved the adoption of requirements for
design review of all new homes and remodels. These guidelines have been developed
with the expectation that their use will encourage creativity that will result in a high level
of residential design quality.
It is recognized that guidelines do not encompass the full range of possibilities for
excellence. For this reason, variation from these guidelines will be considered when
compensated by a related improvement which contributes to the excellence of the project.
To use these guidelines, please refer to the Table of Contents. Chapter 1 is the
Introduction, and Chapter 2 explains the intent of the guidelines as well as the design
review process. Chapter 3 presents information on how design is viewed in relation to the
design review process. Chapter 4 presents the basic philosophy of these guidelines and
provides general guidance in meeting the fmdings required for design approval. Chapter
5 explains procedures and includes the basic "do's and don'ts- for design approval. There
are three appendices: Appendix A presents the goals and policies from the General Plan
that are applicable to these guidelines; Appendix B is a Glossary of Terms; and Appendix
C provides a basic primer on Architectural Styles, and can assist you in identifying the
style of your home.
We wish you well on your project!
4 1 S
Residential Desilln Guidelines
8
4.0 DESIGN GillDEUNES PHILOSOPHY
This chapter defines the philosophy of Los Altos with regard to how housing should
develop within our neighborhoods. This chapter is general in nature and reflects the
major concerns of neighborhood_ compatibility and site planning, including the
relationship of your property to adjacent properties. The next chapter goes into greater
detail regarding the do's and don'ts for all new construction and remodels.
These guidelines were developed from the belief that there can be a balance between the
desires of the community to achieve neighborhood compatibility in house design and
individuals' rights to build their "dream home". There is a need to be sensitive in crucial
areas that govern the relationship of a home to its surroundings, e.g. existing homes,
public streets, open spaces, privacy invasion, etc. These guidelines are not intended to
prescribe a specific style, nor to limit development to one story in height
4.1 NEIGHBORHOOD COMPATIBIU1Y
Before starting the design process, you should understand the character of your
neighborhood and the impact your project will have on the neighborhood. Not all
neighborhoods have clearly defined boundaries or character. Often, the boundaries of a
neighborhood are delineated by arterial streets, topography and other non-architectural
features.
Neighborhood character within a subdivision may be a result of private CC&R's
(Conditions, Covenants, and Restrictions). These CC&R's may contain restrictions on
height, size, setbacks, and other design issues. Review your title report to see if there are
any CC&R's that may apply to your project Even though enforcement of CC&R's is a
private civil matter, you will need to acknowledge on your design application whether your
project follows all CC&R's. When the applicant indicates that a project deviates from the
CC&R's, the neighbors will be notified.
Neighborhoods in our community fall into one of the following groups: consistent,
diverse and transitional. Following is a discussion regarding each of these types of
neighborhoods. One of the considerations for a project is the compatibility it has within
the neighborhood. A project determined to be inconsistent with the neighborhood will
not necessarily be denied. It may be that mitigation will be required in order for the
project to be approved.
CONSISTENT CHARACTER NEIGHBORHOODS:
These neighborhoods have a similar style and character to the homes and streetscape.
This does not mean that the homes are exactly alike, just that they share similar
4 16
9
Residential Desilln Guidelines
characteristics of style. house type. setbacks. and streetscape character. ~fajor
renovation or new construction projects in these neighborhoods require more design
sensitivity to the neighborhood tban other neighborhood types when they depart from the
neighborhood character.
Consistent Setbacks
ru:i.ge. ~ht; l
eave IUl .1
Consistent HeightS/Massing
· In consistent character neighborhoods, good neighbor design has
design elements, material, and scale found within the neighborhood and sizes
that are not significantly larger than other homes in the neighborhood. The
emphasis should be on designs that "fit in" and lessen abrupt changes.
· Approval of an inconsistent design will require mitigating design
measures to lessen the neighborhood impact. Mitigation may include change in
size. increased setbacks, !::J.rge trees or other landscape materials for screening and other
changes in design to reduce impacts. The goal of mitigation is to soften the differences
between the new construction and the existing homes.
less Desirable
Consistent Character Neighborhood: Remodels & Additions
DIVERSE CHARACI"ER NEIGHBORHOODS:
In contrast, diverse character neighborhoods contain a variety of architectural styles and
may have a varying streetscape as well. This can result from homes which were built in
different eras or by individual homeowner/developers. or be a result of a neighborhood in
transition.
<4 17
Residential Desi~ Guidelines
Diverse House Types & Setbacks
10
Diverse Styles and/or Sizes
· In a diverse character neighborhood, good neighbor design has its
own design integrity while incorporating some design elements and materials
found in the neighborhood.
· Mitigation for items such as size and bulk may be used for some
designs depending on the relationship of a home to its neighbors.
TRANSmONAL CHARACfER NEIGHBORHOODS:
Transitional character neighborhoods are those that are in the process of changing their
character and identity. Major changes include two-story additions in a one-story
neighborhood, large homes in a neighborhood of small homes, and many upgraded
homes in a neighborhood of older, smaller designs.
· In a transitional character neighborhood, a good neighbor design
reduces the abrupt changes that result from juxtaposing radically different
designs or sizes of structures; proposed projects should not set the extreme and
should be designed to soften the transition. Significant deviations could be cause for
mitigation.
turret
taLL c.hi.tnney~
toTlL
Transitional Character NeighbortJoOd: Remodels & Additions
4.2 SITE PlANNING
Integration of your home with the site is an important aspect to good design. How your
home is sited on its lot in relation to your neighbors, the placement of the garage and
4-18
Residential DesiIDl Guidelines
5.4 DESIGN TO MINIMIZE BUIK
16
One of the biggest issues (other than privacy invasion) raised by residents concerning
additions or new homes is that they are too massive or bulky, which may result in homes
that stand out from the rest of the neighborhood.
Part of this perception is due to the size and mass of the house compared to the size of the
property. Usually, the perception is that the home is too big for the lot
A home should be designed to fit the lot and surroundings and with internal design
integrity. Then, the elements you have chosen must lend themselves to reducing the
perception of bulk.
There are many ways to reduce the perception of bulk. Some of these include:
· Use of more than one material on an elevation is appropriate to
break up the vertical mass of the house. Sometimes an accent material such as a low
horizontal band of brick or stone with stucco or wood siding above can be appropriate.
However, too many elements can add to the appearance of bulk; good design must
achieve balance.
· Soften the elevation with the use of architectural elements (porches,
bays, overhangs, trellises) and detail (moldings, trim, brackets, etc.). Be careful not to
overdo, though.
· Use color changes to help visually break up the elevation. For
example, painting the triangle area in a gable end one color and using a shade (or color)
lighter or darker below.
· Provide some variation in large expanses of wall and roof planes.
For example. cantilever the second floor over the fIrst floor.
4 19
17
Residential Desim1 Guidelines
· Use horizontal elements to soften vertical ones in an elevation. A
change of direction in siding or adding moldings in stucco can achieve this.
· In some cases, a- simplification of shapes and materials will reduce
bulk. For example, too many different materials and changes in types of windows add to
the complexity of the facade.
· Minimize use of tall or two-story. high design elements. This would
include two-story entry ways, turrets, etc.
· Use visually heavy materials sparingly, particularly on two-story
designs. Use stone or brick as an accent material or as a wainscot on an elevation.
· Choose landscape materials to help soften the appearance of bulk.
This should not be a substitute for good design, however.
· Keep second floor exterior wall heights as low as possible.
· Use roof forms that reduce bulk (low to medium pitch, minimum
number of hips and valleys).
· Avoid massive, tall chimneys. Locate them either on an internal wall or
centered on a gable end when possible.
· Design the house from the "outside-in". Houses designed from the
"inside-out" rather than the reverse tend to look lumpy and lack a clear overall design.
This often adds to the perception of excessive bulk.
· Lower the height of a two-story house below 27 feet maximum to
mitigate other design issues.
Keep in mind that overdoing anything can result in added bulk.
5.5 lANDSCAPING
Natural feawres. such as maWre trees, rock outcroppings, and other landscape elements
should be retained; quite often they can serve as design inspiration.
Design around existing landscape features
· Designs should take
advantage of natural features found on
site. Natural features include mature trees
and other landscape materials (hedges. tall
shrubs), rock outcroppings, and creeks.
4 20
Town of Los Gatos
CONTENTS
1 INTRODUCTION
2 NEIGHBORHOOD PATTERNS
3 BUILDING DESIGN
4 HISTORIC RESOURCES
5 GLOSSARY
APPENDICES
Residential Design Guidelines
Public Review Draft February 1, 2008
4-22
CONTENTS
App I i cab i I ity.............. .................... ..... ................................5
Relationship to other plans........ .... .... .......... .... ...... .............6
Pu rpose ............................................................................. 6
Setti ng ....... .................. ...... ..... ......... ...... ......... ... .... ... ..... ....7
Community Expectations .................................................10
Historic Preservation. ......... .... ............ ........... ............. ......10
How to Read Your Neighborhood ....................................11
General Design Principles ................................................11
Maximum Floor Area Ratio ..............................................12
Design Review Process.................. ......... ..... ............... ..... .12
General Neighborhood Design Principles........................ 13
Street Presence ...............................................................14
Fornl and Mass ..............................................................., 15
Garages.......................................................................... 1 8
Site Development ................................. ............ ..... :... ......20
General Building Design Principles.................................. 21
Arch itectu ral Style........................................................... 22
Height/Bu Ik/Scale .. ........... .... ...~................ ..... .................23
Ga rages ........................................................................... 25
Roofs.............................................................................. 27
En tri es ............................................................................ 29
\fVi ndows ........ .... ......................... ....... ...... ... ............ .......30
Mate ri a Is. . . . .. . . . . . . . . . .. . . . . . . . . .. . . .. . . . . . . . . . . .. .. . . .. .. . . .. . . .. . . .. . . .. .. . ... 3 2
Additions/Accessory Buildings/Secondary Units ...............33
Architectural Detail............... ... .... ...... .......... .... ............... 34
Privacy and Solar Access ................................................. 35
Susta,inable Design ....... ... ................. '" .... .... ......... ........... 37
Application/Enforcement.. ...... ...... ................................... 39
Historic Preservation. .... ... ..:. ... ............... ....~........... .........39
Approval Process for Historic Resource Alterations .......... 41
Hi sto ri c D i stri Cts' . . . .. :. . . .. . .. .. . . .. . .. .. .. . . . . . .. .. .. .. . .. .. .. . . .. . .. . .. . . .. 43
H u i I din g CI assi fi cati 0 ns . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . .. . . . . . . . . . . . . .. 43
Denlol iti 0 ns ............ ........................ ............ ........... .. .. ..... 43
.Pre-1941 Structures........................... .............................46
Protected Exterior Elements ............................................46
Restoration/Rehabilitation/Reconstruction.................. ..... 47
Additions and Outbu ildi ngs............................................. 54
New Construction........................................................... 55
Noncontributi ng Structu res ............... ......... ..................... 56
Defi nitions........... ...... ........ ................................ ............. 58
Appendix A
How to Read Your Neighborhood Workbook
Appendix B
Historic Districts
Appendix C
Cellar Policy
Appendix D
Sustai nable Design
Appendix E
Historic Resources Status Codes
3
4
. Town of Los Gatos
ACKNOWLEDGMENTS
TOWN COUNCil
Barbara Spector
:Mike \"X7asserman
Steve Glickman
Diane 1\1cNutt
Joe Pirzynski
l\lq)Jor
Vice-A1q)lor
PLANNING COMMISSION
Joanne Talesfore Chair
D. 1\1ichael Kane Vice Chair
John Bourgeois
Philip Ivucciche
Tholnas O'Donnell
Stephen 1\1. Rice
Ivlarico Sayoc
GENERAL PlAN COMMITTEE
John Bourgeois Planning COJJ1JJlis.rio17
TOln O'Donnell Planning COJJ/JJ/issio17
Joanne Talesfore Planning COJJ2JJJission
Joe Pirzynski Town Council
Barbara Spector Town Council
Barbara Cardillo COJJJJJJunity Services COJJIJJlissio17
T\1arcia Jensen Public RepresentatizJe
Jane Ogle Public Representative
1\1argaret Snlith Business Representative
HISTORIC PRESERVATION COMMITTEE
I(endra Burch Chair
Len Pacheco Vice-Chair
Bob CO~7an
Philip 1\1icciche
1\1arico Sayoc
TOWN STAFF
Greg Larson
Pamela Jacobs
Orry I(orb
Bud Lortz
Randy Tsuda
Sandy Baily
Larry Cannon
Town l\lanager
Assistant T01lJ170 l\lanager
T01lJf7 Attorn~1
COJJIJJ/uni!)1 D evelopJJJent Director
Assistant COJJ1JJ1uni!)' De7JelopJJJent Director
Associate Planner
TOUJ17 Architect / Cannon Design Group
4-23
Residential Design Guidelines
Public Review Draft February 1, 2008
Town of Los Gatos
BUILDING DESIGN
Homes in Los Gatos come in many forn1s, sizes and architectUral
styles. This diversity is one of the features that contributes to the
TOViTn's unique identity. Older Victorian Style homes, Spanish Eclec-
tic Style hOlnes and new interpretations of Craftsn1an Style homes
often occupy the same street front. One-story Suburban Ranch
Style homes may occupy one street of. a larger neighborhood.while
neViTer two-story contemporary homes n1ay occur around the corner
or dOVi7n the street. \"'\7hile this ju..xtaposition nught seem harsh if
repeated in a new community, the large amounts of lnature land-
scaping and the evolution of the To,vn's neighborhoods over a long
period of time have alloVi7ed the cOlnmunity to comfortably absorb
this diversity of hOlne sizes and styles.
Perhaps more than these nUtigating factors, the self-restraint of
residents and the lnutual respect of one neighbor for the next has
contributed to neighborhoods Virith a great deal of visual unity a~d
similarity in scale. \\ihile architectural styles often vary considerably
in any individual neighborhood, feVi7 homes stand out in rnarked
contrast to the predominant size and bulk of their surroundings.
The intent of these guidelines is to set forth SOlne of the con1n10n
sense techniques that have been elnployed over the years to achieve
this strong sense of cOlnmunity.
3.1 GENERAL BUilDING DESIGN PRINCIPLES
The follo,ving principles have been used as touchstones for the
developn1ent of these design guidelines for hOlne additions and
ne,v houses. In the event that the specific guidelines do not clearly
address a given condition, these general principles, along Virith the
Basic Design Principles on page 11 should be consulted for direc-
tion. The folloViring principles Virill be used by the TOVi7n staff and
Planning Comnussion/To,vn Council ViThen evaluating projects, and
ViThen considering the acceptability of unique proposals that vary
froln the specific guidelines.
. Selected architectural styles shall be compatible with
the surrounding neighborhood.
. Design features, proportions and details shall be con~
sistent with the architectural style selected.
. Materials and design details shall be suitable to the
neighbor~ood and consistently used on all sides of
the house and any accessory structures.
. Garages shall be subservient to entries and ground
floor living spaces.
. The use of rene\vable energy resources for heating,
cooling and lighting should be maximized.
. Projects should be designed to conserve energy and
water.
. Materials should be used to reduce the consumption of
nonrenewable resources and that improve air quality.
Residential Design Guidelines 4- 2 4
Public Review Draft February 1, 2008
BUILDING DESIGN
3
NEW HOMES SHOULD BE ADAPTED
TO THE SCALE OF THE SURROUNDING
NEIGHBORHOOD
\)("7 h i 1 e s Q 111 e 1 a r g ern e Vii h 0 m e s
111ay be acceptable in establisbed
neighborhoods, they Virill be expected
to be designed to lnirigate their ,rjsual
size and bulk. Three exalnples are
sho\\7n belo\v.
21
BUILDING DESIGN
3
1 New ;"se 1
Example of the poor selection of a large and
formal architectural style for the small scale
and informal style neighborhood
This style would have been more compatible
with the neighborhood shoV\/n above
Continuation of front facade materials and
detailing onto other walls gives this Los Catos
residence good design integrity
22
Town of Los Gatos
3.2
3.2.1
ARCHITECTURAL STYLE
.
Select an architectural style with sensitivity to the
surrounding neighborhood
Styles \vith front facade eaves at the first floor level will be
easier to adapt to predominantly one story neighborhoods
than styles \vith rtvo story, unbroken front facades.
Styles \\rith variations in tl1e plane of the front facade \\Tall
n1ay fit n10re comfortably in neighborhoods \\ritl1 sn1aller
houses or ~th smaller building lnasses close to the street.
Avoid selecting an architectural style \\Thich typically has
roof pitches that are substantially different fro~ others in
the nearby neighborhood.
.
.
3.2.2 Design for architectural integrity
In general, it is best to select a clear and distinctive archi-
tectural style rather than utilizing generic design elen1ents
or n1i..ring elements from different architectural styles.
Building lnassing, roof pitches, n1aterials, \vindow types
and proportions, design features (e.g., roof donners), and
otl1er architectural features should be consistent with the
traditions of tl1e selected style.
Carry \valllnaterials, \\rindo\\7 types and architectural details
around all sides of tl1e house. Avoid side and rear elevations
that are lnarkedly different fron1 the front elevation.
Develop floor plans tl1at all 0 V,7 the location and size of
\vindows to lnatch the selected architectural style. For ex-
ample, sOlne styles en1phasize the placement of \\rindows
in a syn1metrical relationship to the entry.
SaIne architectural styles require simple
shapes and formal symmetry of the doors and
windows
4-25
Residential Design Guidelines
Public Review Draft February 1, 2008
Town of Los Gatos
3.3
3.3.1
3.3.2
HEIGHT/BULK/SCALE
Develop the house plans and elevations together
Avoid cOlnplex floor plans that require complicated building
mass and roof for11.1s.
.
\X1ork \XTithin the traditional forms of the architectural style
selected. Unless the architectural style selected clearly sup-
ports substantial complexity, generally keep building mass-
ing and roof fon11s simple as is the norm for traditional
arcru tecture.
.
Avoid complex second floor plans and roof forms if that
is not the nonn for the neighborhood.
.
Height and bulk at front and side setbacks
T\'li70 story houses may not be apprC?priate for every neigh-
borhood. For neighborhoods don1inated by one story
homes, an effort should be made to lllnit the house to one
story in height or to accolnmodate second floor space \l\rithin
the roof forn1 as is common in the Craftslnan Style.
\Xl11en utilizing a cellar or extended foundation \'liTall, avoid
setting the first floor height at an elevation above grade that
\'li70uld be significantly different than those of the adjacent
houses.
Cellars are defined as an enclosed a7~ea that does not extend
'J7~07~e than 4 feet above the existing orfinished grade, and are
not counted in the Floor Area Ratio calculations, b), TOwn
Council polic)'. Howeve7; ifany pa7~t o/a cellar is above g?~ade,
it shall be considered in anaLJ'zing the bulk and 7nass of the
structu7~e, even ifit is not included in the FAR. nJe intent set
forth in the General Plan is ((to provide hidden square ftqtage
in-lieu of visible mass. "
In the spirit of that intent, applications with cella7~ space
will be carefulLJ, evaluated to ensure that substantial effOrts
have been 'J7~ade to reduce visible mass to ensure con'tpatibility
with the sites inunediate neighborhood. F07~ text of the Cellar
Polic)" see Appendix C.
Avoid eave lines and roof ridge lines that are substantially
taller than the adjacent houses.
Give special attention to adapting to the height and Inassing
of adjacent ho11.1es. Avoid tall, unbroken front fa"cades \'liThen
other nearby hon1es have ll10re articulated front facades
\vith horizontal \vall plane changes.
In neighborhoods \'liritb Sll1all hOll1es, try to place more of
the floor area on the first floor \'lirith less area on the second
floor.
Residential Design Guidelines
Public Review Draft February 1, 2008
4-26
BUilDING DESIGN
3
Avoid overly complex second floor plans and
roof shapes like this example
Some elevation of the first floor level may
be acceptable and/or required in some
neighborhoods
Substantially elevated first floors like this may
not be acceptable in neighborhoods where
they do not currently exist
23
BUILDING DESIGN
3
Avoid too many roof forms that overly
complicate the design
E]
lEod
Other two story \lvall mitigation techniques
24
Town of Los Catos
Take care in the placement of second floor masses. Unless
the architectural style traditionally has the second floor front
V;Tall at or near the first floor \vall, set the second floor back
from the front facade a n1inilnUln of 5 feet.
.
The design of nvo story hOlnes constructed adjacent to one
story houses should include techniques to Hlininuze their
visual impact and provide transitions in scale.
S0/11e techniques include:
- Step do\vn to one story elelnents near the ~ide set-
backs
- Provide substantial side setbacks for the enure
house
Pro\ride substantial second floor side setbacks
- Use hip roofs at the sides rather than gables
Avoid monumental scaled forn1s (e.g., tov;Ters or turrets)
that contrast vvith the neighborhood architectural forms.
Avoid bay v;rindo\vs and other features that con1pete with
the entry as the home's focal point.
Avoid the use of too many active building fOrt11s added to
the n1ass of the building. ..An excessive use of roof fonns
is a COlnn1on pro blen1.
3.3.3
Provide visual relief for two story walls
SOflle techniques include:
Belly banQ-s (see photo below left)
Pop outs and bay '\vindov.rs
IVfaterial and color changes
Chinm eys
\\"Tide ove,rhangs \N-lth projecting brackets
Juliet balconies (see photo below left)
\\"Tindov;7 boxes and pot shelves
Landscaped trellises and lattices
.
This Craftsman Style
house includes
several features to
mitigate the visual
height of the side
\tV a /I
4-27
Residential Design Guidelines
Public Review Draft February 1, 2008
Town of Los Gatos
BUILDING DESIGN
3
3.4 GARAGES
Recess garage doors as much as possible frOITI the garage
facade.
3.4.1 limit the prominence of garages
~-\void designs that allO\\7 the garage to dominate the street
facade.
Lllnit the garage \vidth to a 1naximU1TI of 50 percent of the
total facade \~ridth.
Set garages back fro1TI the front facade.
Limiting the \Iv'idth of garages and setting them
back from the front facade can nlinimize their
visual impact
Recess garage doors from the facade as much
as possible
Consider adding trellises with landscaping over garage doors
to soften their ,;-jsual appearance.
Integrate the garage into the house fonTIs in a 1TIanner that
de-en1phasizes the garage doors.
· -.If ;...c--,'
~ ...-~""'~~'
- - ~ III ,
Use windows and landscaped trellises over
garage doors to soften their appearance
Divided garage opening with high quality vvood doors and a
roof form vv'ith dormer integrated into the main house helps
nlinimize the visual impact of this garage
Residential Design Guidelines
Public Review Draft February 1, 2008
4-28
25
BUilDING DESIGN
3
Separating garages" can reduce their visual
impacts in some cases
Utilizing individual doors helps to reduce the
visual impact of multi-car garages
26
T ovvn of Los Gatos
3.4.2 Minimize the visual impact of larger garages
Three car garages lnay not be appropriate in most neighborhoods.
\~1here larger garages are customary and appropnate, steps should
still be taken to mininuze their 'visual ilnpact on the house and
streets cape.
Sonle techniques include:
U sing side loaded or split apart garages where possible
Accommodating additional cars in tanden1 spaces (see.
diagran1 on page 1 9)
Separating the garage doors
· Breaking up drive\1.Tay paving \1.Tith landscaping and/or
special paving
3.4.3 Integrate garage doors into the design with
appropriate details
\"X7indo\vs in garage doors are encouraged.
· . \X1ood doors are encouraged.
Use \vood trim similar to the house \1.rindo\vs
Garage door windows and trinl in this Los Catos house are
closely related to the rest of the facade
4-29
Residential Design Guidelines
Public Revievv Draft February 1 , 2008
Town of Los Gatos
3.5 ROOFS
3.5.1 Unify roof pitches
Utilize the same slope for all primary roofs.
Roof slopes for porches may be lO\1iTer than the prilnary
roof slope, depending on the architectural style.
Dormer roof slopes may sometimes be steeper than the
prin1ary roof slope, depending on the architectural style.
3.5.2 Avoid excessive roof form complexity
Avoid multiple floor plan pop outs that produce n1ultiple
roof gables. \\7here roof eave variation is desired, consider
vertical wall extensions and donner roofs, as sho\1iTn in the
exan1pl.e below.
.r, . --- "-1.'
~_- -.,.r ~-_.-
~_.. - . ../"'... ....... -
/'" .. ..:::. - -..
L L _ __ _ _ ,,~~ ~--3L;::7.- ~ ~I
'~IC' ;
""- I I.
_, ~ ITI :;, '.~ ~'1~\ 11: .
fl' ". '-r- II
I .'...... .... ,'..: -' L · t '."
;.. '"," . - J ( ~ ,
- '~E' I-I I
- ~- ,. ~IE~" · ........ -~- __--J
.-........ '" 9 :/. ,. ,~.
"" ......
. .. . '.,~
_~.I- ~".l.-. -- :..
, -........,-;
,I.t;ttlt) '.
This is a good example of roof eave variation
vvithout excessive complexity
3.5.3 Relate roof overhangs to the architectural style and
to the surrounding neighborhood
Some architectural styles (e.g., IvLission and Spanish Eclectic)
often con1e in slnall and large overhang versions. In those
circumstances, tailor the roof overhangs to the general
character of the surrounding homes.
Residential Design Guidelines
Public Revievv Draft February 1, 2008
4-30
BUILDING DESIGN
3
Most architectural styles maintain a uniformity
of roof pitch
Some architectural styles have a different roof
pitch for attached porches
27
BUILDING DESIGN
3
1" ~'" , "~ " - u --' " - - , - "r
~~ . ~U' r.:
JllJj ~~J
Avoid large gable dormers that dominate the
roof
~
~.-'
WQD~
.. - .. -
,llJ -lliTI ~;
........
J
In favor of smaller gable dormers
i~1PQ~~
L- I
, .,~ J~ ~ll~' . · · · : r-r-rJ-:.
_ i 1 --- ~[ill ~h
Or use a shed dormer
28
3.5.4
Town of Los Catos
Design dormers with attention to the architectural
style and the neighborhood
Avoid dormer sizes that are out of scale '^~th the roof and
contrary to traditional designs.
Gable dormers, single or an aggregate of multiple dormers,
should rarely exceed 50 percent of the \Vidth of the roof.
Shed donners can be \Vider.
Two Los Catos homes \",Iith well scaled
dormers appropriate to their architectural
styles
4-31
Residential Design Guidelines
Public Review Draft February 1, 2008
Town of Los Gatos
3.6 ENTRIES
3.6.1 Provide a clear expression of entry
Orient the entry to the street front. It should be visible fron1
the street.
Prov-ide a separate \vall-way from the sideuTalk to the entry if
that is the con11non pattern for adjacent and nearby hOlTIes.
Avoid using the driveway as the uTall-wa}7 to the entry unless
that is the norn1 for the neighborhood. In cases uThere the
driveway is used, consider the use of lTIodular pavers or
decorative banding.
3.6.2 Design home entries with sensitivity to the
arch itectu ral style
1\10st architectural styles have a distinctively unique entry
type. Avoid using an entry type that is not part of the style.
For exa111ple, avoid using projecting entries, especially those
\Xt1th an eave line higher than the first floor roof, for Ranch
Style houses or in Ranch Style neighborhoods.
3.6.3 Design entries with sensitivity to the surrounding
neighborhood
Avoid large and fon11al entries unless that is the norn1 for
nearby houses. It is often best to start the design consid-
eration urith an entry type (e.g., projecting or under eave
porch) that is similar to nearby homes.
'Houses on corner lots should consider using porches that
wrap around fro111 the front to the side elevation, as shown
belou!. This can assist in reducing the visual height of taller
side u7alls, and in enlivening the side street frontage.
3.6.4 Entry details are encouraged
Entry columns, railing, steps, and lights are just a few ele-
111ents that can be used to add individuality to a house.
Residential Design Guidelines
Public Review Draft .. February 1, 2008
4-32
BUILDING DESIGN
3
HOME ENTRY TYPES COMMON IN
LOS GA TOS
- ~~
~
~~
Entry under roof
eave - with or
'vvithout porch
Projecting entry
Inset entry
29
BUILDING DESIGN
3
^1ost architectural styles have
vertically proportioned windows
- -
Shuttershiape
and si:re matched
10 the windows
--. L ~~,~ rl
G:ouped II :-,j I ~'"
wllndows. -~
and d~~~ r .:~ '
.......... .
. 1i1i .
1;,1111
. . Ii
,
4.
Windo\,vs \Nith some depth from
. the frame to the glass are desirable
30
. " I
Town of Los Gatos
3.7 WINDOWS
3.7.1 Arrange windows in patterns and groupings consistent
with the architectural style and surrounding
neighborhood
11any architectural styles have individual \Ni.ndo\XTs that are
grouped into patterns of two, three or 1110re \\rindo'JiTs. Be
conscious of this fact, and organize the \vindo'JiTs to cOlnple-
lnent the style.
3.7.2 Match window types and proportions to the
architectural style and to the surrounding
neighborhood
Select 'Jirindow types to complelnent the style of the house.
Each architectural style generally has one or two \vindo'Ji7
types that are traditional to the style. Double hung 'Jirindo'Ji7s,
for exall1ple, are comn10n features of Victorian and Crafts-
man Styles while casement 'Jirindows are seen frequently in
11ission and Spanish Eclectic styles.
110st architectural sty]~s feature 'Jirindows that have either
vertical or square proportions. Avoid horizontal v.rindow
proportions unless the style (e.g., 110dern or Ranch Style)
is clearly supportive of that shape. Horizontal groupings
of vertical and square 'Jit-indows are one means of providing
visual balance to a facade design.
Limit the nmnber of different 'Jirindo\v types and propor-
tions to enhance the 'visual unity of the house design.
For second floor additions to existing hon1es, n1atch the
'Jirindows on the original first floor.
Match the size and shape of window shutters to the shape
and size of the \\rindo\vs. Shutters that are large enough to
cover the \vindows, if closed, should be the goal. Hinges
on shutters to allO'Ji7 their closure are desirable. Avoid very
narrow shutters that are clearly not \vide enough to cover
the window opening.
3.7.3 Match window materials to the architectural style
and to the surrounding neighborhood
\"Xlood 'Jirindo\\7s are comn10n in Los Gatos. \"Xlood is still
the desired choice for styles that traditionally used \\lood.
However, today tl1ere are some window lnaterials, such as
vinyl clad \\lood windo'\\Ts that are not noticeably different
from ,\\Tood at a short distance. They lnay be used if their
visual appearance ll1atches wood.
Generally, avoid lnetal '\\;],ndo\vs. They lnay be considered
acceptable for a 110dern Style house, but \XTould be strongly
discouraged for all other styles.
4-33 Residential Design Guidelines
Public Review Draft February 1, 2008
Tovvn of Los Gatos
3.7.4 Design the windows with attention to matching the
traditional details of the architectural style
Most architecrural styles - except Ivfission, Spanish Eclectic
or 110dern - should have ~Tood trim around the ~7}ndo~Ts.
The trim width should be matched to the style, but in gen-
eral, should not be less than 3 1/2 inches \vide. Head trin1
depth should be equal to or ~rider than the jalnb casing, but
not less than one-sixth of the opening ~ridth.
Projecting \Nindo~T sills and heads are strongly encouraged
unless the architectur"al style would not normally have those
features.
.
\",\lood till11 is also encouraged on srucco houses unless the
\vindow fran1es are recessed at least 6 inches from the out-
side face of the ~Tall. The use of stucco covered foam trlln
is strongly discouraged.
Div-ided lights (i.e., larger ~rindow panes broken up into
sn1aller pieces) are common in many home styles found in
Los Gatos. Use either vertical or square proportions for the
smaller wi.ndo\v elelnents. Be consistent in the proportions
Q.e., the ratio of the horizontal to the vertical. din1ension)
of the slnaller panes. Do not use snap in flat grids to simu-
late divided lights. Use either true div-ided lights or one of
the ne~Ter windo~T systems that have dimensional muntins
on both the exterior and interior of the glass along ~rith a
spacer Inuntin between the panes of glass. Use consistently
for windo\vs on all sides of the house.
3.7.5 . Special window shapes and styles should be used
sparingly
Avoid Estate H01JJe Style windo~Ts (e.g., tall arched ~7}ndows)
in neighborhoods \vhere the homes are n10re 1110dest and
informal in character.
Bay \J\tindo\vs should be designed v.rith a base elell1ent to the
ground or ~ritl1 supporting brackets at the base. Sloped roofs
should be used and covered with a Inaterial that 111atches
the roof material or witl1 n1etal. Avoid using ~Talllnaterials
benveen the individual \vindows of tl1e bay 'Window unless
the ~rindow is large. Generally, bay windo\XTs look best ~Then
the \vindo\vs are close together and separated by ~Tood jan1bs
that ll1atch ~Tood sills and heads as sho\X1~n in the example
to the right.
Residential Design Guidelines
Public Review Draft February 1, 2008
4-34
BUILDING DESIGN
3
Most architectural styles will be
complemented by 'vvood trim at
the jambs, heads and sills
DiHerenl roo.f
maleria 1
31
BUilDING DESIGN
3
ARCHITECTURAL COPPER
The use of Architectural Copper is
generally illscouraged because of its
potential to contribute pollution to
surface waters and the San Francisco
Bay through urban runoff. Industrial,
municipal and some other users are
required to follow regulations and
obtain permits for illscharge under
the Environmental Protection Agen-
cy's National Pollutant Discharge
Elimination System (NPDES) permit
program, which controls water pollu-
tion by regulating point sources that
illscharge pollutants into waters of
the United States.
Although inillvidual homes that are
connected to a municipal system,
use a septic system, or do not have
a surface illscharge do not need an
NPDES pennit, the potential for
water contamination from copper
is of concern to all Bay Area com-
munities.
The major uses of architectural cop-
per in residential construction are
roofs, gutters, and copper-treated
composite shingles.
32
Town of Los Gatos
3.8 MATERIALS
3.8.1 Use high quality materials
Use materials and mixes of materials that are consistent
with the architectural style selected.
Trailltional materials, such as wood and stone, are most
desirable, and strongly encouraged. However, the cost of
materials and labor for many building components have
led to the development of synthetic materials that are
often hard to tell from the authentic ones. If any of these
substitutes are selected, they must pass the test of looking
like the authentic material at a illstance of 3 feet if used on
the first floor and 10 feet if used on the second floor.
Avoid rough textured stucco in favor of a smooth sand
finish.
Composition roof shingles may be acceptable in lieu of
wood shakes. However, shingles should be selected 'W-ith
a texture that is similar to other houses in the neighbor-
hood.
3.8.2 Select materials that are sensitive to the surrounding
neighborhood
One way of fitting a new house into an existing neighbor-
hood - especially if the new house is bigger than many of
the others around it - is to use materials drawn from the
surrounding neighborhood. An all stucco house might
seem out of character in an all wood neighborhood, but
the predominant use of wood siillng with some elements
of stucco can often work. \Vhere stone accents (e.g., chim-
neys) are common in a neighborhood, the use of stone at
the wall base and elsewhere can assist in making the new
home seem better connected to its surroundings.
\Vhen using a mix of materials, avoid using too many materi-
als - two or at most three are enough. Avoid an even split of
materials (i.e., 50/50) on the facades. It is best to have one
material as the dominant surface 'W-ith the second material
playing a lesser role. The use of a two-third to one-third
ratio is a good place to start.
.
213 stucco
wall surface
,_0
Small slon~ base
4-35
Residential Design Guidelines
Public Review Draft February 1, 2008
T ovvn of Los Gatos
3.8.3 Use traditional detailing
Treat openings in \valls as though they were constructed of
the traditional material for the style. For exan1ple, be sure to
provide substantial "\\Tall space above arches in stucco and
stone walls. Traditionally, \vall space above the arch "\\7ould
have been necessary to. structurally span the opening, and
to lnake the space too small is inconsistent "'With the archi-
tectural style.
Openings in "\\7allS faced "\\7ith stone, real or synthetic, should
have defined lintels above the opening except in 11.ission or
Spanish Eclectic styles. Lintels n1ay be stone, brick or \f;7ood
as suits the style of the house.
Treat synthetic lnaterials as though they were authentic.
For example, select synthetic stone patterns that place the
indiv-idual stones in a horizontal plane as they "\\7ould have
been in a load bearing n1asonry "\\7all.
.
.
Select roof lnaterials that are consistent with the traditional
architectural style (e.g., avoid concrete roof tiles on a Crafts-
n1an Style house.)
3.8.4
Materials changes
11ake. n1aterials and color changes at inside corners rather
than outside corners to avoid a pasted on look.
lr'tsJde
"....W":J:lI-+ .
YES InsN1e
+1 Apc;Jlied r+ ~o
ms'er&aJ O~
Of eok>r
0J:Jt~
ChialliIge mab~ria;ls
ZIn.d oolors a1
inside comers
Not iJi1
ouls~~
corners
3.9
ADDITIONS/ACCESSORY BUILDINGS/ SECONDARY
UNITS ~..
Follow the provisions set forth in Guideline 4.9 on
page 52.
Residential Design Guidelines
Public Review Draft February 1, 2008
4-36
BUILDING DESIGN
3
Use stone or 'vvood lintels over
openings in stone \,yalls
.
Gara:ge styf;e, form! materia,ls
I and details match primary house
JI._ __ ___._..".. ........
Additions, accessory buildings and secondary
units should match the fornl, architectural
style, and details of the original house
33
BUILDING DESIGN
3
While others require much more refined
details
34
Town of Los Gatos
3.10 ARCHITECTURAL DETAil
3.10.1 Porches and Entries
.
Select columns that are traditional to the architectural style
of the house. Take care in selecting colunms \Xrith an ap-
propriate \Xridth to height ratio for the style. Except for a
very few styles, the colun1ns should have appropl-iate caps
and bases \Xrith proportions typical of tbe style.
Provide a \XTell proportioned beam beruTeen the colun111 caps
and the roof. Size and detail the beam so that it looks like
a convincing structural n1en1ber. It should be visible both
from inside and outside of the porch. A common problen1
is to make this elelnent of tbe porch too small or to face it
\Xrith a material (e.g., siding) that would not carry the \veight
above if it were structural. For most architectural styles,
molding and trim will divide the bean1 vertically into th~ee
Inajor elements of varying height.
~gs shoul~ generally be constructed of \vood unless the
specific architectural style allo\X7s for 111etal or stone. Provide
both top and bottoln rails \vith the bottom rail raised above
the porch fl oor level.
Vertical balusters should be appropriate to the architectural
style. Son1e are quite simple while others may have special
shapes.
Take care in designing porch stairs. They generally should
match tbe porch floor (e.g., \vood) or the side-~;valk Inaterial
if other than concrete (e.g., brick).
1\T ote: All porches are expected to be usable and ha1Je a minimum depth oj
6 feet or preferabb' 1JJ01'e.
.
.
.
3.10.2
Balconies
Avoid balconies that project 1110re than 3 feet fro In the face
of d1e building unless they are typical of the architectural
style.
Provide supporting brackets or bearns that are large enough
to clearly appear to provide structural support for the bal-
cony.
Railings should be designed as discussed above for porch
railings. For longer railings, intennediate posts \,vitb caps
and bases should be used to break the railing into slnaller
increments.
.
.
.
3.10.3 Brackets
Brackets at roof overhangs, balconies and bay \Xrindovls
should be designed to extend to fascia/balcony edge/ pro-
jecting bay front or slightly beyond. Avoid stub brackets that
do not appear substantial enough to support the element
above.
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Residential Design Guidelines
Public Revievv Draft February 1, 2008
Town of Los Gatos
3.10.4
Chimneys
Chimneys should extend to ground level. Avoid cantilevers
above the ground.
Chimney materials, size, shape and height should be appro-
priate to the architectural style and to the scale of the house.
Avoid undersized chimneys that are too narrow and too low:
Add chimneys for gas fireplaces when the architectural style
would normally feature chimneys.
Provide chimney caps that are interesting and appropriate
to the architectural style.
.
.
3.10.5 Roof flashing and vents
.
Paint flashing and vents to match the color of the roof.
3.10.6 Skylights
.
First, consider the use of roof dormers or clerestories
instead of skylights.
Use flat profile skylights rather than domed models.
Select glazing to avoid the feeling of roof beacons or lan-
terns that are highly visible from the street or neighboring
properties.
.
.
3.11 PRIVACY AND SOLAR ACCESS
3.11.1 Minimize shadow impacts on adjacent properties
Locate structures to minimize blocking sun access to liv-
ing spaces and actively used outdoor areas on adjacent
homes.
3.11.2 Minimize privacy intrusions on adjacent
residences
Windows should be placed to minimize views into the living
spaces and yard spaces near neighboring homes.
When windows are needed and desired in side building walls,
they should be modest in size and not directly opposite
windows on adjacent homes.
\'Vhere possible, second floor v.indows that might intrude
on adjacent property privacy should have sill heights above
eye level or have frosted or textured glass to reduce visual
exposure.
Bay windows should be avoided on side walls where they
would intrude on adjacent residents' privacy.
Second floor balconies and decks should be used only when
they do not intrude on tl1e privacy of adjacent neighbors.
Residential Design Guidelines
Public Review Draft February 1, 2008
4-38
BUILDING DESIGN
3
.
....d~-. sew ~~e
.,' .~ '., ". T
~ ....
".
".
"
r '1"""~
Existing
one story
house
T
Avoid second floor masses in locations that
would block sun access to adjacent homes
~
...ij.--l-.... ~
' I '. ""
I ......:..::::~:::...,............
i I -... Q ..'t......
, ... .Q I
i .2 ~'dl
Avoid placing windows in locations that
would look into adjacent neighbors' windows
or active private yard spaces
35
BUilDING DESIGN
3
~'_._'\
I
'\ ~'-'-'-'-.'....
W /. .300
. <If
~ ._____________n_______ ._
Windows
-
t:
o
...
LL
l><
I
. .J \ ~
~._,_._. .- _\,-._"_._,-~-
Place landscaping in the shaded areas shown
on the diagram above to mitigate privacy
intrusions on adjacent homes
" ~" Use deciduous tree
~. to screen walls h'om
... , ... hot summer sun
" ~ " ..
'.
".
Use landscaping to minimize energy usage
36
Town of Los Gatos
As a general rule, balconies and decks that are more than
two feet above grade should try to maintain a distance of
ten feet from side property lines and twenty feet from rear
property lines when the adjacent use is single family resi-
dential.
When allowed, the design of railings should be tailored to
the privacy concerns of neighbors (e.g., balcony or deck
sides overlooking adjacent windows or actively used yard
space should be solid in form), Open railings should only
be used where privacy concerns are minimal.
Landscaping may be used to mitigate privacy concerns
so long as the landscaping does not deny solar access to
living spaces and actively used yard areas of neighboring
homes.
Landscaping used for privacy screening purposes, should be
of sufficient size and of an appropriate species to provide
such privacy within a two year time frame.
Trees should be twenty-four inch box size.
Shrubs used to promote privacy should be fifteen gallon in
size and six feet minimum height at planting.
As a general rule, privacy landscaping should be placed with
a cone-of-vision defined by a thirty degree angle from the
side 'window jambs of second story windows.
3.11.3 Design and plan for energy efficiency
· Design to minimize energy costs by selecting and locating
landscaping and \vindows to block hot summer sun expo-
sure and allow winter sun exposure.
3.11.4 Solar Panels
Locate solar panels so that they are inconspicuous from the
public right-of-way.
Align solar panel faces \vith that of the underlying roof
slope. Avoid panels with slopes that are different than that
of the roof.
Integrate the design of panels into the design of the roof.
Avoid a tacked-on appearance.
3.11.5 Minimize exterior lighting impacts on neighbors
All exterior light fixtures should utilize shields to ensure
that light is directed to the ground surface and does not
spill light onto neighboring parcels or produce glare when
seen from nearby homes.
Decorative residential light fixtures should be chosen rather
than strictly utilitarian security lighting fixtures.
4-39
Residential Design Guidelines
Public Review Draft February 1, 2008
Town of Los Gatos
3.12 SUSTAINABLE DESIGN
Sustainability and the conservation of natural resources are impor-
tant issues to Los Gatos residents. Sustainability refers to the use of
natural resources in a manner that ensures their continued availability
to future generations.
The Town believes that historic preservation is the most sensitive
path to sustainability, but recognizes that this is not always possible,
and that an emphasis on green building can be an effective means of
promoting the conservation of natural resources.
The term green building is often used to relate sustainability to
development. Green building addresses a broad range of techniques
to reduce the consumption of natural resources during construction
and over the lifetime of a home. These include designing structures
to be energy and water efficient, utilizing building materials that
reduce resource consumption and improve indoor air quality, and
taking maximum advantage of renewable energy resources.
The Green Building Strategies and Materials in Appendix D
contain design strategies that maximize the use of renewable energy
resources for heating, cooling and lighting, additional strategies that
conserve energy and water, a list of building materials that reduce
the consumption of nonrenewable resources and improve air qual-
it:y, and a list of various sources for "green building" information
and their web sites.
Residential Design Guidelines
Public Review Draft February 1, 2008
4-40
BUILDING DESIGN
3
37