HomeMy WebLinkAbout05-08-19 Planning Commission Agenda PacketSaratoga Planning Commission Agenda – Page 1 of 3
SARATOGA PLANNING COMMISSION
REGULAR MEETING
MAY 8, 2019
7:00 P.M. - PLANNING COMMISSION REGULAR MEETING
Civic Theater | 13777 Fruitvale Avenue, Saratoga CA 95070
PLEDGE OF ALLEGIANCE
ROLL CALL
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of April 10, 2019.
Recommended Action:
Approve Minutes of April 10, 2019 meeting.
Draft Minutes
ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS
Any member of the public will be allowed to address the Planning Commission for up to three
(3) minutes on matters not on this agenda. This law generally prohibits the Planning
Commission from discussing or taking action on such items. However, the Planning Commission
may instruct staff accordingly regarding Oral Communications.
REPORT ON APPEAL RIGHTS
If you wish to appeal any decision on this Agenda, you may file an Appeal Application with the
City Clerk within fifteen (15) calendar days of the date of the decision.
1. NEW BUSINESS
1.1. Proposed Capital Improvement Projects for FY 2019/2020
Recommended Action:
Staff recommends the Planning Commission adopt Resolution No. 19-013 finding the
proposed FY 19/20 CIP projects conform to the General Plan.
Staff Report
Attachment 1 - Resolution 19-0013
Attachment 2 - Project Summaries
Attachment 3 - General Plan Conformity
1.2. Update of Village Design Guidelines
Recommended Action:
Staff recommends the Planning Commission review the updated illustrations and
Saratoga Planning Commission Agenda – Page 2 of 3
format of the Village Design Guidelines and forward a recommendation of approval to
the City Council.
Staff Report
Attachment 1- Village Design Guidelines Updated Draft-April 2019
Attachment 2-City Council Report (without attachment 3) and August 16, 2017
Minutes
Attachment 3-City Council Approved Policy Statements (Saratoga Village Design
Guidelines)
Attachment 4- Village Design Guidelines 2012
Attachment 5- Comments from the HPC
2. PUBLIC HEARING
Applicants and/or their representatives have a total of ten (10) minutes maximum for
opening statements. All interested persons may appear and be heard during this meeting
regarding the items on this agenda. If items on this agenda are challenged in court,
members of the public may be limited to raising only issues raised at the Public Hearing or
in written correspondence delivered to the Planning Commission at, or prior to the close of
the Public Hearing. Members of the public may comment on any item for up to three (3)
minutes. Applicants and/or their representatives have a total of five (5) minutes maximum
for closing statements.
2.1. Application APPC19-0001; 20740 Canyon View Drive (503-22-048); Peter Fu and
Jennie Lee. An appeal of the Community Development Director’s application of City
Code Sections 15-06.195 (Demolition) and 15-45.065 (Administrative Design Review)
regarding the proposed addition/remodel project at 20740 Canyon View Drive. The site
is zoned R-1-10,000 with a General Plan Designation of M-10 (Medium Density
Residential). Staff Contact: Nicole Johnson (408) 868-1209 or njohnson@saratoga.ca.us.
Recommended Action:
Adopt Resolution No.19-011 upholding staff’s determination that the scope of work
for the project is a demolition of the existing home pursuant to City Code Section 15-
06.195 and requires Administrative Design Review pursuant to City Code Section 15-
45.065.
Staff Report
Attachment 1 - Resolution 19-0011
Attachment 2- Site Photos
2.2. Zoning Ordinance Amendment ZOA19-0002.
Amendments to Chapter 15 (Zoning Regulations) of the Saratoga City Code regarding
temporary off-site signs in residential districts (15-30.135). Staff Contact: Paige Olanié
(408) 868-1230 or polanie@saratoga.ca.us.
Recommended Action:
Approve Resolution No.19-010 recommending the City Council adopt the proposed
ordinance amending Section 15-30.135 of the Saratoga Municipal Code regarding
temporary off-site signs in residential districts.
Staff Report
Attachment 1 - Resolution 19-0010
Attachment 2 - Excerpts from Article 15-30
Saratoga Planning Commission Agenda – Page 3 of 3
DIRECTOR ITEMS
COMMISSION ITEMS
ADJOURNMENT
CERTIFICATE OF POSTING OF THE AGENDA
I, Frances Reed, Administrative Assistant for the City of Saratoga, declare that the foregoing agenda for
the meeting of the Planning Commission was posted and available for public review on May 2, 2019 at
the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and on the City’s website at
www.saratoga.ca.us.
Signed this 2nd day of May 2019 at Saratoga, California.
Frances Reed, Administrative Assistant
In Compliance with the Americans with Disabilities Act, if you need assistance to participate in this
meeting, please contact the City Clerk at 408/868-1269. Notification 24 hours prior to the meeting will
enable the City to make reasonable arrangements to ensure accessibility to this meeting. [28 CFR
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You can also sign up to receive email notifications when Commission agendas and minutes have been
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NOTE: To view previous Planning Commission meetings anytime, go the City Video Archives at
www.saratoga.ca.us
Saratoga Planning Commission Draft Minutes – Page 1 of 2
DRAFT MINUTES
WEDNESDAY, APRIL 10, 2019
SARATOGA PLANNING COMMISSION REGULAR MEETING
Vice Chair Fitzsimmons called the Planning Commission Regular Meeting to order in the Civic
Theater, Council Chambers at 13777 Fruitvale Avenue in Saratoga at 7:00 p.m. and led the Pledge
of Allegiance.
ROLL CALL
PRESENT:Vice Chair Kookie Fitzsimmons, Commissioners Sunil Ahuja, Leonard
Almalech, Anjali Kausar, Razi Mohiuddin, Lucas Pastuszka, Tina Walia
ABSENT: None
ALSO PRESENT:Debbie Pedro, Community Development Director
Christopher Riordan, Senior Planner
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of March 13, 2019.
Recommended Action:
Approve Minutes of March 13, 2019 meeting.
WALIA/ALMALECH MOTIONED TO APPROVE THE MINUTES OF THE MARCH 13,
2019 MEETING. MOTION PASSED. AYES: FITZSIMMONS, AHUJA, ALMALECH,
MOHIUDDIN, PASTUSZKA, WALIA. NOES: NONE. ABSENT: NONE. ABSTAIN:
KAUSAR.
ELECTION OF CHAIR
WALIA/ALMALECH MOVED TO NOMINATE SUNIL AHUJA AS CHAIR. MOTION
PASSED. AYES: FITZSIMMONS, AHUJA, ALMALECH, KAUSAR, MOHIUDDIN,
PASTUSZKA, WALIA. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE.
ELECTION OF VICE CHAIR
WALIA/ALMALECH MOVED TO NOMINATE RAZI MOHIUDDIN AS VICE CHAIR.
MOTION PASSED. AYES: FITZSIMMONS, AHUJA, ALMALECH, KAUSAR,
MOHIUDDIN, PASTUSZKA, WALIA. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE.
ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS
1.NEW BUSINESS
None.
2.PUBLIC HEARING
2.1 Application PSP18-0001; 12029 Saratoga Sunnyvale Road; Lands of Danna Blue
Hills LLC–Request for approval of a sign program for the retail and office buildings
4
Saratoga Planning Commission Draft Minutes – Page 2 of 2
on the property. Staff Contact: Christopher Riordan (408) 868-1235 or
criordan@saratoga.ca.us.
Recommended Action:
Adopt Resolution No. 19-009 approving the project subject to conditions of approval
included in Attachment 1.
WALIA/ALMALECH MOVED TO APPROVE WITH CONDITIONS OF
APPROVAL. MOTION PASSED. AYES: AHUJA, MOHIUDDIN, ALMALECH,
FITZSIMMONS, KAUSAR, PASTUSZKA, WALIA. NOES: NONE. ABSENT:
NONE. ABSTAIN: NONE.
DIRECTOR ITEMS
Director Pedro said the AT&T microcell project on Saratoga Sunnyvale Road was appealed. The
tentative council hearing date is May 1, 2019.
COMMISSION ITEMS
Commissioner Almalech congratulated and thanked new Chair Ahuja and Vice Chair Mohiuddin.
Commissioner Fitzsimmons said the Saratoga Rotary Art Show is May 4th and 5th at West Valley
College. Commissioner Kausar said she looks forward to serving on the Commission and that the
Cherry Blossom Festival is April 13th at the Heritage Orchard.
ADJOURNMENT
WALIA/ FITZSIMMONS MOVED TO ADJOURN THE MEETING AT 7:22 PM. MOTION
PASSED. AYES: AHUJA, MOHIUDDIN, AHUJA, ALMALECH, FITZSIMMONS,
PASTUSZKA, WALIA. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE.
Minutes respectfully submitted:
Frances Reed, Administrative Assistant
City of Saratoga
5
REPORT TO THE
PLANNING COMMISSION
Meeting Date:May 8, 2019
Application:Finding of General Plan Conformity
FY 2019-2020 Capital Improvement Program
Location / APN:Citywide
Owner / Applicant:City of Saratoga
From:John Cherbone, Public Works Director
Debbie Pedro, Community Development Director
STAFF RECOMMENDATION
Adopt Resolution 19-013 finding the Capital Improvement Program (CIP) projects proposed
for Fiscal Year 19-20 conform to the Saratoga General Plan.
PROJECT DESCRIPTION
Two (2) new capital projects are proposed in the upcoming Fiscal Year 19-20. The
proposed projects have been reviewed by the City Council as part of the annual budget
process. California Government Code Section 65401 states that the local planning agency
should report on the conformity of the CIP with the agency’s General Plan. However,
not all projects have a relationship to a policy in the General Plan such as maintenance
work and building remodels.
For FY 19-20 the proposed projects are generally dedicated to upgrading existing
infrastructure (maintenance) and small upgrades to existing buildings. Attached to this memo
are project descriptions and a spreadsheet (Exhibit A) that lists the applicable General Plan
Goal, Policy, and Action for each proposed capital project. Staff reviewed the proposed
projects and found that, where applicable, they follow the City’s General Plan policies
therefore a conformity finding can be supported. The environmental determination will
be addressed project by project.
ATTACHMENTS
1. Resolution
2. Project Summaries
3. CIP General Plan Conformity (Exhibit A)
6
RESOLUTION NO. 19-013
RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
DETERMINING THAT THE NEW FY 19-20 CIP PROJECTS CONFORM TO THE
GENERAL PLAN
WHEREAS, California Government Section 65401 requires the local planning agency
to report on the conformity of proposed public works with the adopted general plan; and
WHEREAS, the Planning Commission reviewed and considered the materials
submitted by the Public Works Director which include a listing of each capitol project and the
corresponding General Plan Goal and Policy, attached as Exhibit A.
NOW, THEREFORE, the Planning Commission of the City of Saratoga does hereby
find that the new Capital Improvement Program projects conform to the Goals and Policies
of the City of Saratoga General Plan in that the various improvement projects implement the
programs and objectives outlined in the various General Plan Elements.
PASSED AND ADOPTED by the City of Saratoga Planning Commission, State of
California, on May 8, 2019, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________________
Sunil Ahuja
Chair, Planning Commission
Attachment 1
7
CITY OF SARATOGA
CAPITAL PROGRAM – FUNDED NEW PROJECTS
1
FUNDED NEW CIP
PROJECT NARRATIVES
Attachment 2
8
CITY OF SARATOGA
CAPITAL PROGRAM – FUNDED NEW PROJECTS
2
Project
Title Request
Funding
Request
1 Preschool Turf Conversion Would convert Preschool lawn to artificial turf to reduce ongoing operations
costs associated with maintaining current lawn, which receives high traffic
and is in a shaded area.
25,000
25,000$
2 Community Center Improvement
Program
Would fund various improvements to the interior of the Community Center to
make the space more attractive to potential renters and usable for recreation
programs.
185,000
185,000$
210,000$ TOTALS
FUNDED NEW CIP PROJECT LIST
FY 2019/2020
PARK & TRAIL IMPROVEMENT PROJECTS
TOTAL PARKS AND TRAILS PROJECTS
FACILITY IMPROVEMENT PROJECTS
TOTAL FACILITY PROJECTS
9
CITY OF SARATOGA
CAPITAL PROGRAM – FUNDED NEW PROJECTS
3
PARK & TRAIL IMPROVEMENT PROJECTS
Project Name Preschool Turf Conversion Project Number
Department Public Works Project Manager Kevin Meek
Description This project would replace existing turf at the Saratoga Community Preschool with artificial turf.
Location This project would be located at the Saratoga Community Preschool at 19655 Allendale Avenue.
Project
Background
Currently, the Saratoga Community Preschool has a small turf area in the play area located behind
the preschool. Grass has proven difficult to grow in the area due to the amount of traffic the law
receives, as well as the shaded location. Additionally, wildlife in the area regularly burrow and tunnel
in the lawn area and disrupt growth of the grass.
This project would convert the existing grass area to artificial turf. The conversion would reduce
maintenance costs, as grass has proven very difficult to grow in this space.
This project was nominated by City staff.
Operating
Budget Impacts
Staff time associated with oversight of this project will be incorporated into the operating budget.
Estimated Cost $25,000
10
CITY OF SARATOGA
CAPITAL PROGRAM – FUNDED NEW PROJECTS
4
FACILITY IMPROVEMENT PROJECTS
Project Name Community Center Improvement Program Project Number
Department Recreation & Facilities Project Manager Thomas Scott
Description This project would fund priority interior improvements to the Joan Pisani Community Center, as
well as a master plan to identify interior improvement needs.
Location This project is located at the Joan Pisani Community Center.
Project
Background
The Joan Pisani Community Center was originally constructed in 1968. For many years, the building
has been used jointly by the Saratoga Recreation & Facilities Department and the Saratoga Area
Senior Coordinating Council (SASCC). The Recreation side of the building is 10,217 square feet
and includes several rooms that are used for classes and programs and are also rented by the public.
While routine maintenance is performed on the interior of the Community Center, the building has
not had any major improvements in recent years and much of the interior has become dated and
worn. The Multipurpose Room receives very high use. In addition to being used for classes, the
Multipurpose Room is booked every Saturday for events, except when closed for maintenance and
repairs.
This project would fund several priority interior improvements to the Recreation side of the Joan
Pisani Community Center building to refresh the building and make it a more desirable location for
both classes and rentals. Additionally, the project would fund development of a master plan to
identify potential interior upgrades for the future, such as improvements to the Patio Room and Arts
and Crafts Room.
This project was nominated by Mayor Cappello with support from Vice Mayor Miller.
Operating
Budget Impacts
Staff time associated with oversight of this project will be incorporated into the operating budget.
Estimated Cost $185,000
11
Exhibit "A"Capital Improvement Plan F.Y. 19/20 Update - New Project List NEW CIP PROJECTSLAND USE ELEMENT OPEN SPACE ELEMENT CIRCULATION ELEMENT NOTESSTREET PROJECTSGOALPOLICY ACTION GOAL POLICY ACTION GOAL POLICY ACTIONNo New Projects Proposed in FY 19/20PARK & TRAIL PROJECTS Preschool Turf Reduction No General Plan Element IdentifiedFACILITY PROJECTSCommunity Center Improvement ProgramNo General Plan Element IdentifiedADMINISTRATIVE PROJECTSNo New Projects Proposed in FY 19/20GENERAL PLAN CONFORMITYAttachment 312
REPORT TO THE
PLANNING COMMISSION
Meeting Date: May 8, 2019
Application: Village Design Guidelines/MISC19-0028
Owner / Applicant: City of Saratoga
From: Debbie Pedro, Community Development Director
Report Prepared By: Nicole Johnson, Planner II
STAFF RECOMMENDATION
Review the updated illustrations and format of the Village Design Guidelines and forward a
recommendation of approval to the City Council.
BACKGROUND
On May 24, 2016 the City Council considered the results of a community outreach initiative that
gathered the viewpoints and opinions of the community about the Village. After reviewing the
results, the Council confirmed that the Village Specific Plan had served its useful life, and that
future policy guiding land use, development and building modifications in the Village should be
incorporated into the General Plan, Village Design Guidelines, and the City Code. The Council
authorized a work plan which was comprised of two Phases:
• Phase I included the topics of Village Vision and Parking and Circulation.
• Phase II included the topics of Village Design and Character and Opportunity Sites to be
incorporated into the comprehensive update of the Village Design Guidelines.
Phase I implementation of the Village Policy Update includes the Village Parking Ordinance which
was adopted by the City Council in December 2018 and the Village Vision statements which are
being incorporated into the General Plan Update.
The Village Design Guidelines update is the implementation of Phase II of the Village Policy
Update. Between 2016 and 2017 the Planning Commission and Heritage Preservation Commission
held a series of community study sessions to discuss updates in the areas of the Village Policy
Update. On August 16, 2017, the Council was presented with the draft policy statements for the
Village Design Guidelines as recommended by the Planning Commission with input from the
Heritage Preservation Commission. The City Council affirmed the Planning Commission’s
recommendations and staff was directed to incorporate the approved policy statements into a
Village Design Guidelines document with updated graphics and format that is similar to the
Residential Design Guidelines.
13
Report to the Planning Commission
Village Design Guidelines Update- Application # MISC19-0028
May 8, 2019
Page | 2
DISCUSSION
In spring of 2018, the City contracted with planning consultant M-Group to assist with updating the
illustrations of the Village Design Guidelines. The proposed document incorporates the Village
policy statements and the expanded boundary of the Village as affirmed by the City Council.
At their meeting on July 11, 2018, the Planning Commission was presented with sample graphics
for the Village Design Guidelines. The proposed illustrations drew on all the categories of policy
text that would become the chapters of the document. Commissioner Walia volunteered to work
with staff and the consultants and provide feedback. There were two (2) subsequent meetings, in
August 2018 and November 2018 with the consultants, staff and Commissioner Walia to review the
proposed graphics.
Drawings were developed to touch on all chapters of the document, although a heavier emphasis
was placed on the subsections of Chapter 5, Architecture and Design, in part because the policy
guidance provided by the Council is weighted somewhat more toward specific design topics.
Heritage Preservation Commission Review
At their regular meeting on April 9, 2019 the Heritage Preservation Commission reviewed the
draft document, created a sub-committee consisting of two members and provided
recommendations, which include a number of amendments to the policy statements previously
approved by City Council on August 16, 2017 and comment on one illustration (Attachment 5).
ENVIRONMENTAL DETERMINATION
The Village Designs Guidelines update is exempt from CEQA under California Code of
Regulations, Title 14, Section 15061(b)(3) which provides that CEQA applies only to projects
which have the potential of causing a significant effect on the environment.
ATTACHMENTS
1. Village Design Guidelines (Draft)
2. City Council Report (without attachment 3) and Minutes from the August 16, 2017 meeting
3. City Council Approved Policy Statements (Saratoga Village Design Guidelines)
4. Village Design Guidelines, August 2012
5. Comments from the Heritage Preservation Commission
14
City of Saratoga
Village Design Guidelines
PUBLIC REVIEW DRAFT
APRIL 2019
Attachment 1
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City of Saratoga • VILLAGE DESIGN GUIDELINES • Public Review Draft - April 2019
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ACKNOWLEDGMENTS
(to follow)
ACKNOWLEDGEMENTS
i
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City of Saratoga • VILLAGE DESIGN GUIDELINES • Public Review Draft - April 2019
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1 Introduction............................................................................1
2 Village Vision ...........................................................................2
3 Purpose................................................................................3
4 Land Use...............................................................................4
5 Architecture and Design..........................................................6
5.1 General Design Principles ........................................................................6
5.2 Storefronts ...............................................................................................10
5.3 Buiding Materials & Colors......................................................................13
5.4 Signage....................................................................................................14
6 Historic Preservation ..............................................................16
7 Circulation ...........................................................................18
8 Public Improvements ..............................................................19
9 Opportunity Sites ...................................................................20
9.1 14477 Big Basin Way (Currently “Rockin’ Kids”)........................................21
9.2 Saratoga Village Shopping Center (old Buy & Save Site)........................22
TABLE OF CONTENTS
i iCITY o f S ARATO
G
A
CALIF O R N IA1956
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City of Saratoga • VILLAGE DESIGN GUIDELINES • Public Review Draft - April 2019
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The Village has been the heart of Saratoga since
its establishment circa 1850 and it remains a
present reminder of the community’s identity
that reflects its quaint charm and rural past.
While the forces of growth and urbanization
throughout Silicon Valley have resulted in more
dense development throughout neighboring
suburban downtown districts, Saratoga has
intentionally resisted drastic changes to the
Village that might diminish the historic context
and unique characteristics the community
embraces.
1 INTRODUCTION
Oak Street
4th
Stree
t S a r a t o g a A ve n u e
Los Gatos-Saratoga RoadBig Basin WayRecognizing the importance of protecting the
Village’s rich history and its physical character, the
City adopted the Saratoga Village Specific Plan in
1988 and the Saratoga Village Design Guidelines
in 1992.
In 2015, the City Council initiated a community
outreach effort to tap the community’s views
and its vision for the Village moving forward.
The community outreach engaged more than
1000 residents as well as Village business
and property owners. Using the information
collected the community began the task of
updating the policies that regulate design,
development and land use in the Village to
affirm the long-term goals for downtown
Saratoga. Through a series of community study
sessions with the Planning Commission and
Heritage Preservation Commission, the process
culminated with a clear set of standards and
policy statements reflected in the Village Design
Guidelines and Standards.
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City of Saratoga • VILLAGE DESIGN GUIDELINES • Public Review Draft - April 2019
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The “Saratoga Village” section of the Land Use
Element of the General Plan provides a set of
goals and policies that reflects the community’s
vision for the Village.
This vision is to foster a quaint, but vibrant
shopping and restaurant district, intended
to reflect the community’s small-town
identity and its distinctive qualities. Equally
as important, the Village serves as the center
of community and civic activity intended to
provide opportunities for public gathering and
engagement.
2 VILLAGE VISION
The Village should include businesses that
appeal to residents and visitors alike with
the ground floor space along Big Basin Way
attracting a pedestrian oriented shopper. It is
distinguished from other suburban downtowns
by its exquisite natural setting, historic context
and ambiance reminiscent of its roots when life
was rural and uncomplicated.
New development should take advantage
of opportunities to create viable retail and/
or mixed-use buildings that complement the
context and human scale of the downtown.
Architectural styles should provide interest
while complementing the eclectic nature of
Village design. The Village is unique because
of its natural setting, deep-seated history and
connection to past eras. Furthering positive
change and development over time while
keeping its heritage intact will be accomplished
through partnership between the City and
Village stakeholders. By implementing the
goals, policies and strategies outlined in this
document, the City will ensure that the Village
will continue to flourish as a vital and successful
business district and as a primary venue for
community engagement.
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City of Saratoga • VILLAGE DESIGN GUIDELINES • Public Review Draft - April 2019
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While the City Code contains the basic codified
regulations for development in the Village, the
Saratoga Village Design Guidelines provides
the qualified criteria for the staff and the
decision-making bodies to evaluate whether
an application is in tune with the community’s
3 PURPOSE
vision for the Village. Conversely, it provides
Village property and business owners,
developers, architects and realtors a set of
community standards by which they can design
and prepare their applications to best achieve
City approval.
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City of Saratoga • VILLAGE DESIGN GUIDELINES • Public Review Draft - April 2019
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Design
GuidelinesThe key to commercial success in a pedestrian
oriented environment is to create an engaging
experience for customers. This is done by
having an uninterrupted stream of interesting
storefronts and uses that captures the
pedestrian’s eye enough to want to walk to
the next tenant space. The formula includes
a combination of interesting land uses with
attractive storefront design and well-maintained
public infrastructure. The land uses that best
attract patrons are generally smart, attractive
retail shops presented in an appealing and
4 LAND USE
4.1 The City strongly encourages
the predominant use of
ground floor commercial
space fronting Big Basin Way
in the CH-1 zone for retail and
restaurant uses.
4.2 Retail and pedestrian
continuity shall be maintained
along Big Basin Way.
4.3 Single purpose non-retail
buildings and storefronts along
the ground floor of Big Basin
Way that are not conducive
to sound retail principles are
discouraged.
4.4 The City encourages an
active streetscape that may
include outdoor dining, public
gathering spaces, interesting
public art, and appropriate
music venues.
4.4 Basin Way maintains an active streetscape.
inviting manner, along with diverse restaurant
choices.
Office uses, while an asset to a commercial
district, interrupt the “flow of interest” along
ground floor street frontage. It is better located
on side streets or second floors. While the
market plays a significant role in deciding what
businesses locate in the Village, through its
policies and strategies Saratoga can help create
an attractive environment to encourage and
cultivate new retail business.
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City of Saratoga • VILLAGE DESIGN GUIDELINES • Public Review Draft - April 2019
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Design
Guidelines
4.5 Office and residential uses are
encouraged on the second
floor and discouraged on the
ground floor along Big Basin
Way in the CH-1 zone.
4.6 The City should look at
expanding existing public
spaces and facilitate the
creation of new public
plazas and gathering spaces
to promote community
interaction and passive
enjoyment.
4.7 The City should explore
opportunities to incorporate
public art and music in the
Village as a means to attract
shoppers and invite civic
engagement.
4.5 Incorporate office and residential uses on upper levels.4.6 Spaces between buildings can activate public
4 LAND USE
spaces.
*The term “retail” within the context of this
document means the sale or rental of goods as
defined under Section 15-06.560 of the City Code.
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Design
Guidelines
5.1.1 The architectural design and
style of new construction shall
compliment and contribute to
the distinctive character and
essence of the Village. Generic
and uninspired elevations
lacking detail and articulation
will not be acceptable.
5.1.2 New construction shall
consider the context, scale
and character of surrounding
structures.
5.1.3 Architecture should add
interest and intrigue reflecting
design excellence while
complementing the eclectic
makeup of the Village.
5.1.4 The predominant form and
scale of the Village is one and
two stories. New development
and renovations shall be
deferential to the measured
skyline that protects view
sheds of the hills and maintains
a comparable and compatible
place in the Village.
5.1 GENERAL DESIGN PRINCIPLES
5 ARCHITECTURE AND DESIGN
Architecture and design standards create
the framework for building, enhancing, and
protecting the image and character of the Village
that has endured for over 165 years. It is not
the intent of these guidelines to impose strict
architectural styles or specific design solutions,
but rather to encourage visual harmony and
compatibility in terms of the historical context
and existing design fabric of the Village. The
5.1.4 A mixture of one- and two-story buildings.
existing architectural context of the Village is an
eclectic mix of old and new styles. Within the
diversity of styles, these standards are intended
to encourage finding the common threads that
are the substance of what makes the Village
special and incorporating those features in
future development and changes to existing
structures.
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Design
Guidelines
5.1 GENERAL DESIGN PRINCIPLES
5.1.5 Roof forms should exhibit
architectural simplicity, but
should vary throughout the
Village to create a visually
interesting skyline.
5.1.6 Overly vertical rooflines that
invade the picturesque views
of the hillside and detract
from the natural setting of the
Village will not be allowed.
5.1.7 Roof mounted equipment shall
be adequately screened from
view.
5.1.8 Architectural elements and
details shall be proportionate
to the scale and style of the
building.
5.1.9 Diversity of design is
encouraged, but traditional,
timeless architectural designs
are preferred over populist
trendy styles.
5.1.5 Roof forms exhibit architectural simplicity and vary throughout the Village.
5.1.8 Small details animate public spaces.
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City of Saratoga • VILLAGE DESIGN GUIDELINES • Public Review Draft - April 2019
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Design
Guidelines
5.1.10 Overly stylistic architectural
elements that tend to clutter
elevations and storefronts are
not in keeping with the Village
theme.
5.1.11 Utility boxes and utilities shall
be located in inconspicuous
places whenever possible and
shall be screened from view.
5.1.12 Explore developing a program
to use utility boxes as
opportunities for public art.
5.1.13 Applicants shall work with
the City and Fire Department
staff early in the development
review process to design
backflow devices and utilities
to minimize their visibility.5.1.12 Public art opportunity.5.1.16 Rear entries are active spaces.
5.1.15 Provide a transition from the sidewalk into a building.
5.1 GENERAL DESIGN PRINCIPLES
25
City of Saratoga • VILLAGE DESIGN GUIDELINES • Public Review Draft - April 2019
9
Design
Guidelines
5.1.14 Architectural elements that
are not functionally integral
with the building, such as false
mansard roofs, false cornices,
etc., are not appropriate
except in circumstances when
restoring an historic building
under the guidance and
supervision of the Heritage
Preservation Commission.
5.1.15 Where appropriate, new
development on Big Basin Way
shall consider deeper building
setbacks to accommodate
outdoor seating opportunities,
public plazas, and public art.
5.1.16 Rear entries shall be given
similar consideration as front
entries with the use of awnings,
decorative elements, and planter
boxes to enhance the appearance
and create an inviting quality.
5.1.17 Avoid large, blank walls by
incorporating architectural
elements and details, murals,
trellises and vines, or other
attractive techniques.
5.1.17 Murals can animate.
5.1 GENERAL DESIGN PRINCIPLES
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Design
Guidelines
5.2.1 Well-designed storefronts
include attractive entries,
expansive display windows,
a distinctive kick plate and a
prominent horizontal band
separating the first floor from
the roof line or the second
story. This is considered a
typical “Main Street” approach
to retail.
5.2.2 When constructing a new
commercial building fronting
Big Basin Way in the CH- 1
zone, the first-floor elevation
shall be constructed with retail
in mind defined by expansive
display windows that ideally
measure at least 10 feet in
height from grade and no more
than a 24-inch-high kick plate
measured from grade.
5.2.3 Horizontal over vertical
window patterns should be
emphasized.
5.2.4 Window coverings such as
awnings are encouraged to
provide architectural interest as
well as functional use such as
weather protection.
5.2.1 “Main Street” retail format.
5.2.2 Expansive display windows. 5.2.4 Awnings provide unique character.
5.2 STOREFRONTS
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Design
Guidelines
5.2.5 Entries should consist of large,
glass panels with vertical
proportions to provide a sense
of invitation and openness.
5.2.6 The use of well-maintained
planter boxes, either
freestanding or under windows
are encouraged to add a splash
of color or accent a storefront
design.
5.2.5 Provide a sense of invitation and openness.5.2.6 Planter boxes shape the entry route.
5.2 STOREFRONTS
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Design
Guidelines
5.2 STOREFRONTS
5.2.7 Operable windows and sliding
glass doors are encouraged
at ground floor restaurants
to spur outdoor dining and
enhance streetscape liveliness.
5.2.8 Corner commercial buildings
should continue storefront
applications along the side
street elevation including
window treatments, kick plates
and horizontal bands.
5.2.7 Outdoor dining can be an extension for the interior space.
5.2.8 Corner commercial
building.29
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Design
Guidelines
5.3 BUILDING MATERIALS & COLORS
Wood
Mirrored Glass
Natural Stone
Plastic
Natural Brick
Painted Brick
AUTHENTIC MATERIALS
UNAUTHENTIC MATERIALS
5.3.7 Authentic materials help define the
Design
Guidelines
5.3.1 Larger, more expansive
buildings should use more
subdued color. Smaller
buildings and those with more
architectural detail may use
brighter hues.
5.3.2 Coordinate the use of materials
and colors with neighboring
buildings to create a
harmonious affect.
5.3.3 Base colors should be more
neutral and subtle while
brighter accent colors should
be used for contrasting
architectural details. Brick and
stone should be left in their
natural state and should not be
painted.
5.3.4 Wood, Stucco, brick, tile, stone,
and other natural materials
should be the primary building
materials on facades, with a
mixture of these materials
being optimum.
5.3.5 Buildings with identifiably
historic features should
highlight, not hide those
features.
5.3.6 The use of materials and colors
should be compatible and
complimentary when more
than one tenant is housed in
the same building. The use of
different colors to distinguish
tenants, without a cohesive
architectural design, can be
visually disruptive.
5.3.7 The use of plastics, mirrored
glass, painted brick or similar
unauthentic materials are
inappropriate.
5.3.8 Coordinate the color of tenant
signage, window awnings
and light fixtures with the
building facades. Use deeper
and brighter tones for these
elements to create visual
interest.
5.3.4 Natural materials should be used.Village character.
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5.4 SIGNAGE
Signs can go a long way toward enhancing or
detracting from the attractiveness of the Village
area. It is the intent of the sign guidelines
to encourage signage that functions clearly
to inform the shopper of business names
and service, but does not detract from the
architectural quality of individual buildings
or from the streetscape as a whole. Sign size,
type and location specifications are provided
in the City’s sign ordinance under Article 15-
30 of the Saratoga City Code. The policies in
this document are in addition to the City’s sign
regulations.
5.4.1 Unique signage will help differentiate businesses.5.4.2 Similar materials.5.4.6 A “blade” sign extends
over the public sidewalk.31
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Sign does not obscure architectural details Sign does obscure architectural details
5.4.3 Appropriate placement for signs.
5.4 SIGNAGE Design
Guidelines
5.4.1 Signage should be identifiable
and create interest, but not
spectacle.
5.4.2 The style and materials should
bear a relationship to the
building architecture.
5.4.3 Signs should not obscure
architectural elements.
5.4.4 Roof signs are not permitted,
including signs extending
above eave lines.
5.4.5 While window signs are
permitted, transparency must
be maintained and it should
not detract from the overall
appearance of the storefront.
5.4.6 In addition to a wall sign,
consider the use of tasteful
projecting signs to attract the
attention of pedestrians.
32
City of Saratoga • VILLAGE DESIGN GUIDELINES • Public Review Draft - April 2019
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The Village represents the City’s historic origin
and identity. Through various city policies and
actions great effort has been taken to protect
the historic context of the Village and those
historic buildings that contribute to the fabric
that reflects its history. Saratoga shall continue
6 HISTORIC PRESERVATION
to strive to protect its heritage including
those contributing structures that enrich
the experience of the Village and keep the
community connected to its roots and sense of
place.
Design
Guidelines
6.1 Pursuant to Section 13-10.040
of the City Code, the Heritage
Preservation Commission (HPC)
shall review and forward a
recommendation on changes
to any structure listed on the
Heritage Resource Inventory
List.
6.2 The HPC will rely on the
Secretary of the Interior’s
Guidelines for Preservation,
Restoration, Rehabilitation
and Reconstruction of Historic
Resources as guidance for
review of historic structures.
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City of Saratoga • VILLAGE DESIGN GUIDELINES • Public Review Draft - April 2019
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6 HISTORIC PRESERVATION Design
Guidelines
6.3 New construction and
improvements to structures not
listed on the Heritage Resource
Inventory List should respect,
not detract from adjacent
historic structures, or the
overall historic context of the
Village.
6.4 Encourage property owners
of historic buildings in the
Village to take advantage
of the programs that offer
financial incentives to assist in
the restoration, rehabilitation
and preservation of historic
structures.
6.5 Buildings with identifiably
historic features should
highlight, not hide those
features.
34
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Design
GuidelinesEffective circulation is essential to promoting a
successful Village. Given the physical constraints
and the limited roadway options available
for navigating through the Village, there are
challenges to providing effective circulation
7 CIRCULATION
where vehicles, bicycles and pedestrians can
coexist in an effective and safe environment.
The City is committed to providing a safe and
manageable transportation system in the
Village for all modes of mobility.
7.1 The City is committed to
providing effective and
safe circulation through the
Village for cars, bicycles and
pedestrians.
7.2 The City shall pursue to
completion the vehicle
turnabout planned for the
southern terminus of Big Basin
Way to improve vehicular
circulation.
7.3 The Circulation and Scenic
Highway Element of the
General Plan shall identify
specific policy for the Village to
ensure that there is a strategy
for safe and efficient bicycle
and pedestrian circulation.
7.4 The City will strive to minimize
driveway curb cuts along
Big Basin Way to lessen the
disruption of pedestrian traffic
flow and improve pedestrian
safety.
7.4 Minimize driveway curb cuts along Big Basin Way.35
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Over the last 25 years, the City has built an
attractive and functional public infrastructure
system throughout the Village primarily
funded through the City’s Capital Improvement
Program. The public infrastructure strategy
includes specific pavement patterns for streets,
sidewalks, crosswalks, and public plazas. There
are also distinctive street furniture styles,
landscape planters, street trees, street lights,
8 PUBLIC IMPROVEMENTS
bike racks, directories, and newspaper racks
that improve the functional and pleasurable
use of the Village.
These public improvements are not only
necessary for the safe navigation of the Village,
but also to make the shopper’s experience more
enjoyable.
8.3 A complex range of paving materials.
Design
Guidelines
8.1 The City is committed to
maintaining the public
infrastructure throughout
the Village to provide safe
and convenient use of the
public right-of-way, as
well as to ensure that the
visual experience of public
improvements is pleasant,
enjoyable and consistent.
8.2 Applicants approved for new
construction or business
operation within the Village
may be required to make
public improvements
associated with their land use.
The public improvements will
be required subject to the
specifications and approval of
the Public Works Director.
8.3 Sidewalk treatment including
pavement pattern, street
trees and similar public
improvements along the
west side of Saratoga-Los
Gatos Road within the
Village boundary shall be
consistent with the sidewalk
improvements along Big Basin
Way.
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9.2 SARATOGA VILLAGE SHOPPING CENTER (OLD BUY & SAVE SITE)
9.2 Saratoga Village Shopping Center
9.1 14477 Big Basin Way
B ig B a sin WayBig Basin WayBig Basin Way9 OPPORTUNITY SITES
9.1 14477 BIG BASIN WAY (CURRENTLY “ROCKIN’ KIDS”)
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Design
Guidelines
The site contains a one-story single-family
residence converted to commercial use. The
converted residence stands alone in the
CH-1 zone among conventional commercial
buildings. The building sits back off the street
contrary to traditional “main street” format
which puts buildings on the street appealing to
a pedestrian-oriented shopper.
9 OPPORTUNITY SITES
9.1 14477 BIG BASIN WAY
9.1.1 “Main Street” storefront.
The City would like to see this property
redeveloped in a manner that better utilizes the
property with a development that fits into the
commercial context of the Village.
Therefore, in addition to the policies in this
document that apply Village wide, the following
guidelines apply specifically to this property.
9.1.1 The redevelopment of the
site shall place a commercial
building on the street in a
pedestrian oriented design and
generally considered a “main
street” format.
9.1.2 The new development should
be in character with the scale
and pattern of prevalent
building elevations in the
immediate vicinity and along
Big Basin Way.
9.1.3 The Big Basin Way driveway
to the property shall be
eliminated and parking access
should be via Parking District
#3.
9.1.4 Incorporate an appropriate
transition to the adjacent
walkway to the east which
provides pedestrian access to
the Parking District #3 lot and
adjacent commercial buildings.
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The Saratoga Village Shopping Center located
on the south side of Big Basin Way east of Third
Street was developed as a strip mall in 1955. The
property has had limited commercial success
since the loss of the Buy and Save market and
is challenged with businesses being set back off
the street in a “strip mall” pattern, while located
within in a downtown pedestrian-oriented
business district.
9.2 SARATOGA VILLAGE SHOPPING CENTER
The site is roughly 1.25 acres with a street
frontage in excess of 350 feet representing the
largest development site in the Village. Over
the years, there have been discussions initiated
about what an appropriate redevelopment
project might look like on this site. However,
there has been no community consensus.
9.2.1 “Main Street” approach to retail.
9 OPPORTUNITY SITES Design
Guidelines
9.2.1 Redevelopment of the
Saratoga Village Shopping
Center site should take a
“main street” approach placing
storefronts on the street that
relate to the pedestrian in a
multi-tenant and mixed-use
format.
9.2.2 The development should
remain in character with the
scale and pattern of prevalent
building elevations in the
immediate vicinity and along
Big Basin Way.
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9 OPPORTUNITY SITES
Given the prominent location of the site, its
size, the length of street frontage it occupies on
Big Basin Way, and the opportunity it presents
to invigorate the east end of the Village, site
specific parameters are being provided to help
define City expectations.
Due to its property size and its linear street
frontage, careful consideration and skillful
design will be required to ensure any new
development has proper context and
compatibility with the fabric of the Village.
Therefore, in addition to the Village wide
policies stated in this document, the following
policies shall be considered with respect to the
Saratoga Village Shopping Center.
Design
Guidelines
9.2.3 The City encourages retail and
restaurant uses on the ground
floor and seeks to maximize
the amount of ground floor
commercial square footage
consistent with best practices
regarding tenant space depth,
width and storefront height.
The City should allow active
space in front for uses, such as
outdoor dining.
9.2.4 The street frontage of the
property is exceedingly
longer than the typical city
block in the Village. Given
this unusually expansive
street frontage, a continuous,
monolithic building elevation
along Big Basin Way would be
inconsistent with the Village
development pattern.
9.2.5 To avoid the appearance of
a continuous building mass,
the use of distinguishing
architectural design schemes,
variations in height, building
materials, colors, textures
and storefront variety should
be incorporated, while
still maintaining a unified
architectural theme.
9.2.3 Retail and restaurant uses on the ground floor.
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9.2.6 Public gathering places connect the retail environment.
9 OPPORTUNITY SITES Design
Guidelines
9.2.6 The project should incorporate
a public gathering place or
spaces to help encourage
community activity and
interaction. This public space
could be designed to help
create a break in the building
mass. The public/private
function and use of this
space is to be determined in
consultation and collaboration
with the City.
9.2.7 The project is expected to
provide the required on-site
parking.
9.2.8 During certain peak hours
and days, the Saratoga-Los
Gatos Blvd./Big Basin Way
intersection experiences high
levels of congestion affecting
traffic circulation in the Village.
Given the size of the project
site and its proximity to that
intersection, the ingress and
egress from the project site
should be designed and
located so as to not exacerbate
traffic circulation in the area.
41
Attachment 2
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59
60
Policy Statements
Saratoga Village Design Guidelines
Introduction
The Village has been the heart of Saratoga since its establishment circa 1850 and it
remains a present reminder of the community’s identity that reflects its quaint charm
and rural past. While the forces of growth and urbanization throughout Silicon Valley
have resulted in more dense development throughout neighboring suburban downtown
districts, Saratoga has intentionally resisted drastic changes to the Village that might
diminish the historic context and unique characteristics the community embraces.
Recognizing the importance of protecting the Village’s rich history and its physical
character, the City adopted the Saratoga Village Specific Plan in 1988 and the Saratoga
Village Design Guidelines in 1992.
In 2015, the City Council initiated a community outreach effort to tap the community’s
views and its vision for the Village moving forward. The community outreach engaged
more than 1000 residents as well as Village business and property owners. Using the
information collected the community began the task of updating the policies that
regulates design, development and land use in the Village to affirm the long term goals
for downtown Saratoga. Through a series of community study sessions with the
Planning Commission and Heritage Preservation Commission, the process culminated
with a clear set of standards and policy statements reflected in the Village Design
Guidelines and Standards.
Village Vision
The “Saratoga Village” section of the Land Use Element of the General Plan provides a
set of goals and policies that reflects the community’s vision for the Village.
This vision is to foster a quaint, but vibrant shopping and restaurant district, intended to
reflect the community’s small town identity and its distinctive qualities. Equally as
important, the Village serves as the center of community and civic activity intended to
provide opportunities for public gathering and engagement.
The Village should include businesses that appeal to residents and visitors alike with
the ground floor space along Big Basin Way attracting a pedestrian oriented shopper. It
is distinguished from other suburban downtowns by its exquisite natural setting, historic
context and ambiance reminiscent of its roots when life was rural and uncomplicated.
Attachment 3
61
New development should take advantage of opportunities to create viable retail and/or
mixed use buildings that compliment the context and human scale of the downtown.
Architectural styles should provide interest while complementing the eclectic nature of
Village design. The Village is unique because of its natural setting, deep-seated history
and connection to past eras. Furthering positive change and development over time
while keeping its heritage intact will be accomplished through partnership between the
City and Village stakeholders. By implementing the goals, policies and strategies
outlined in this document, the City will ensure that the Village will continue to flourish as
a vital and successful l business district and as a primary venue for community
engagement.
Purpose
While the City Code contains the basic codified regulations for development in the
Village, the Saratoga Village Design Guidelines provides the qualified criteria for the
staff and the decision making bodies to evaluate whether an application is in tune with
the community’s vision for the Village. Conversely, it provides Village property and
business owners, developers, architects and realtors a set of community standards by
which they can design and prepare their applications to best achieve City approval.
Land Use
The key to commercial success in a pedestrian oriented environment is to create an
engaging experience for customers. This is done by having an uninterrupted stream of
interesting storefronts and uses that captures the pedestrian’s eye enough to want to
walk to the next tenant space. The formula includes a combination of interesting land
uses with attractive storefront design and well maintained public infrastructure. The
land uses that best attract patrons are generally smart, attractive retail shops presented
in an appealing and inviting manner, along with diverse restaurant choices.
Offices uses, while an asset to a commercial district, interrupts the “flow of interest”
along ground floor street frontage due to the nature of its business. It is better located
on side streets or second floors. While the market plays a significant role in deciding
what businesses locate in the Village, through its policies and strategies Saratoga can
help create an attractive environment to encourage and cultivate new retail business.
• The City strongly encourages the predominant use of ground floor commercial
space fronting Big Basin Way in the CH-1 zone for retail and restaurant uses.
• Retail and pedestrian continuity shall be maintained along Big Basin Way.
• Single purpose non-retail buildings and storefronts along the ground floor of Big
Basin Way that are not conducive to sound retail principles are discouraged.
62
• The City encourages an active streetscape that may include outdoor dining,
public gathering spaces, interesting public art, and appropriate music venues.
• Office and residential uses are encouraged on the second floor and discouraged
on the ground floor along Big Basin Way in the CH-1 zone.
• The City should look at expanding existing public spaces and facilitate the
creation of new public plazas and gathering spaces to promote community
interaction and passive enjoyment.
• The City should explore opportunities to incorporate public art and music in the
Village as a means to attract shoppers and invite civic engagement.
*The term “retail” within the context of this document means the sale or rental of goods
as defined under Section 15-06.560 of the City Code.
Architecture and Design:
Architecture and design standards create the framework for building, enhancing,
and protecting the image and character of the Village that has endured for over
165 years. It is not the intent of these guidelines to impose strict architectural
styles or specific design solutions, but rather to encourage visual harmony and
compatibility in terms of the historical context and existing design fabric of the
Village. The existing architectural context of the Village is an eclectic mix of old
and new styles. Within the diversity of styles, these standards are intended to
encourage finding the common threads that are the substance of what makes the
Village special and incorporating those features in future development and
changes to existing structures.
General Design Principles:
• The architectural design and style of new construction shall compliment and
contribute to the distinctive character and essence of the Village. Generic and
uninspired elevations lacking detail and articulation will not be acceptable.
• New construction shall consider the context, scale and character of surrounding
structures.
• Architecture should add interest and intrigue reflecting design excellence while
complementing the eclectic make up of the Village.
• The predominant form and scale of the Village is one and two stories. New
development and renovations shall be deferential to the measured skyline that
protects view sheds of the hills and maintains a comparable and compatible
place in the Village.
63
• Roof forms should exhibit architectural simplicity, but should vary throughout the
Village to create a visually interesting skyline.
• Overly vertical rooflines that invade the picturesque views of the hillside and
detract from the natural setting of the Village will not be allowed.
• Roof mounted equipment shall be adequately screened from view.
• Architectural elements and details shall be proportionate to the scale and style of
the building.
• Diversity of design is encouraged, but traditional, timeless architectural designs
are preferred over populist trendy styles.
• Overly stylistic architectural elements that tend to clutter elevations and
storefronts are not in keeping with the Village theme.
• Utility boxes and utilities shall be located in inconspicuous places whenever
possible and shall be screened from view.
• Explore developing a program to use utility boxes as opportunities for public art.
• Applicants shall work with the City and Fire Department staff early in the
development review process to design backflow devices and utilities to minimize
their visibility.
• Architectural elements that are not functionally integral with the building, such as
false mansard roofs, false cornices, etc., are not appropriate except in
circumstances when restoring an historic building under the guidance and
supervision of the Heritage Preservation Commission.
• Where appropriate, new development on Big Basin Way shall consider deeper
building setbacks to accommodate outdoor seating opportunities, public plazas,
and public art.
• Rear entries shall be given similar consideration as front entries with the use of
awnings, decorative elements, and planter boxes to enhance the appearance
and create an inviting quality.
• Avoid large, blank walls by incorporating architectural elements and details,
murals, trellises and vines, or other attractive techniques.
64
Storefronts:
• Well designed storefronts include attractive entries, expansive display windows,
a distinctive kick plate and a prominent horizontal band separating the first floor
from the roof line or the second story. This is considered a typical “Main Street”
approach to retail. (Illustration)
• When constructing a new commercial building fronting Big Basin Way in the CH-
1 zone, the first floor elevation shall be constructed with retail in mind defined by
expansive display windows that ideally measure at least 10 feet in height from
grade and no more than a 24 inch high kick plate measured from grade.
• Horizontal over vertical window patterns should be emphasized. (Illustration)
• Window coverings such as awnings are encouraged to provide architectural
interest as well as functional use such as weather protection.
• Entries should consist of large, glass panels with vertical proportions to provide a
sense of invitation and openness.
• The use of well maintained planter boxes, either freestanding or under windows
are encouraged to add a splash of color or accent a storefront design.
• Operable windows and sliding glass doors are encouraged at ground floor
restaurants to spur outdoor dining and enhance streetscape liveliness.
• Corner commercial buildings should continue storefront applications along the
side street elevation including window treatments, kick plates and horizontal
bands.
Building Materials & Colors
• Larger, more expansive buildings should use more subdued color. Smaller
buildings and those with more architectural detail may use brighter hues.
• Coordinate the use of materials and colors with neighboring buildings to create a
harmonious affect.
• Base colors should be more neutral and subtle while brighter accent colors
should be used for contrasting architectural details. Brick and stone should be left
in their natural state and should not be painted.
• Wood, Stucco, brick, tile, stone, and other natural materials should be the
primary building materials on facades, with a mixture of these materials being
optimum.
65
• Buildings with identifiably historic features should highlight, not hide those
features.
• The use of materials and colors should be compatible and complimentary when
more than one tenant is housed in the same building. The use of different colors
to distinguish tenants, without a cohesive architectural design, can be visually
disruptive.
• The use of plastics, mirrored glass, painted brick or similar unauthentic materials
are inappropriate.
• Coordinate the color of tenant signage, window awnings and light fixtures with
the building facades. Use deeper and brighter tones for these elements to create
visual interest.
Signage:
Signs can go a long way toward enhancing or detracting from the attractiveness
of the Village area. It is the intent of the sign guidelines to encourage signage
that functions clearly to inform the shopper of business names and service, but
does not detract from the architectural quality of individual buildings or from the
streetscape as a whole. Sign size, type and location specifications are provided
in the City’s sign ordinance under Article 15-30 of the Saratoga City Code. The
policies in this document are in addition to the City’s sign regulations
• Signage should be identifiable and create interest, but not spectacle.
• The style and materials should bear a relationship to the building architecture.
• Signs should not obscure architectural elements.
• Roof signs are not permitted, including signs extending above eave lines.
• While window signs are permitted, transparency must be maintained and it
should not detract from the overall appearance of the storefront.
• In a addition to a wall sign, consider the use of tasteful projecting signs to attract
the attention of pedestrians
66
Historic Preservation:
The Village represents the City’s historic origin and identity. Through various city
policies and actions great effort has been taken to protect the historic context of the
Village and those historic buildings that contribute to the fabric that reflects its history.
Saratoga shall continue to strive to protect its heritage including those contributing
structures that enrich the experience of the Village and keep the community connected
to its roots and sense of place.
• Pursuant to Section 13-10.040 of the City Code, the Heritage Preservation
Commission (HPC) shall review and forward a recommendation on changes to
any structure listed on the Heritage Resource Inventory List.
• The HPC will rely on the Secretary of the Interior’s Guidelines for Preservation,
Restoration, Rehabilitation and Reconstruction of Historic Resources as
guidance for review of historic structures.
• New construction and improvements to structures not listed on the Heritage
Resource Inventory List should respect, not detract from adjacent historic
structures, or the overall historic context of the Village.
• Encourage property owners of historic buildings in the Village to take advantage
of the programs that offer financial incentives to assist in the restoration,
rehabilitation and preservation of historic structures.
• Buildings with identifiably historic features should highlight, not hide those
features.
Circulation
Effective circulation is essential to promoting a successful Village. Given the physical
constraints and the limited roadway options available for navigating through the Village,
there are challenges to providing effective circulation where vehicles, bicycles and
pedestrians can coexist in an effective and safe environment. The City is committed to
providing a safe and manageable transportation system in the Village for all modes of
mobility.
• The City is committed to providing effective and safe circulation through the
Village for cars, bicycles and pedestrians.
• The City shall pursue to completion the vehicle turn about planned for the
southern terminus of Big Basin Way to improve vehicular circulation.
67
• The Circulation and Scenic Highway Element of the General Plan shall identify
specific policy for the Village to ensure that there is a strategy for safe and
efficient bicycle and pedestrian circulation.
• The City will strive to minimize driveway curb cuts along Big Basin Way to lessen
the disruption of pedestrian traffic flow and improve pedestrian safety.
Public Improvements
Over the last 25 years, the City has built an attractive and functional public infrastructure
system throughout the Village primarily funded through the City’s Capital Improvement
Program. The public infrastructure strategy includes specific pavement patterns for
streets, sidewalks, crosswalks, and public plazas. There are also distinctive street
furniture styles, landscape planters, street trees, street lights, bike racks, directories,
and newspaper racks that improve the functional and pleasurable use of the Village.
These public improvements are not only necessary for the safe navigation of the
Village, but also to make the shopper’s experience more enjoyable.
• The City is committed to maintaining the public infrastructure throughout the
Village to provide safe and convenient use of the public right-of-way, as well as
to ensure that the visual experience of public improvements is pleasant,
enjoyable and consistent.
• Applicants approved for new construction or business operation within the Village
may be required to make public improvements associated with their land use.
The public improvements will be required subject to the specifications and
approval of the Public Works Director.
• Sidewalk treatment including pavement pattern, street trees and similar public
improvements along the west side of Saratoga-Los Gatos Road within the Village
boundary shall be consistent with the sidewalk improvements along Big Basin
Way.
Opportunity Sites
Saratoga Village Shopping Center (old Buy & Save Site)
The Saratoga Village Shopping Center located on the south side of Big Basin Way east
of Third Street was developed as a strip mall in 1955. The property has had limited
commercial success since the loss of the Buy and Save market and is challenged with
businesses being set back off the street in a “strip mall” pattern, while located within in a
downtown pedestrian oriented business district.
68
The site is roughly 1.25 acres with a street frontage in excess of 350 feet representing
the largest development site in the Village. Over the years, there have been discussions
initiated about what an appropriate redevelopment project might look like on this site.
However, there has been no community consensus. Given the prominent location of the
site, its size, the length of street frontage it occupies on Big Basin Way, and the
opportunity it presents to invigorate the east end of the Village, site specific parameters
are being provided to help define City expectations.
Due to its property size and its linear street frontage, careful consideration and skillful
design will be required to ensure any new development has proper context and
compatibility with the fabric of the Village.
Therefore, in addition to the Village wide policies stated in this document, the following
policies shall be considered with respect to the Saratoga Village Shopping Center.
1. Redevelopment of the Saratoga Village Shopping Center site should take a
“main street” approach placing storefronts on the street that relate to the
pedestrian in a multi-tenant and mixed use format.
2. The development should remain in character with the scale and pattern of
prevalent building elevations in the immediate vicinity and along Big Basin Way.
3. The City encourages retail and restaurant uses on the ground floor and seeks to
maximize the amount of ground floor commercial square footage consistent with
best practices regarding tenant space depth, width and storefront height. The
city should allow active space in front for uses such as outdoor dining.
4. The street frontage of the property is exceedingly longer than the typical city
block in the Village. Given this unusually expansive street frontage, a
continuous, monolithic building elevation along Big Basin Way would be
inconsistent with the Village development pattern.
5. To avoid the appearance of a continuous building mass, the use of distinguishing
architectural design schemes, variations in height, building materials, colors,
textures and storefront variety should be incorporated, while still maintaining a
unified architectural theme.
6. The project should incorporate a public gathering place or spaces to help
encourage community activity and interaction. This public space could be
designed to help create a break in the building mass. The public/private function
and use of this space is to be determined in consultation and collaboration with
the City.
7. The project is expected to provide the required on-site parking.
69
8. During certain peak hours and days, the Saratoga-Los Gatos Blvd./Big Basin
Way intersection experiences high levels of congestion affecting traffic circulation
in the Village. Given the size of the project site and its proximity to that
intersection, the ingress and egress from the project site should be designed and
located so as to not exacerbate traffic circulation in the area.
14477 Big Basin Way (Currently “Rockin Kids”)
The site contains a one story single family residence converted to commercial use. The
converted residence stands alone in the CH-1 zone among conventional commercial
buildings. The building sits back off the street contrary to traditional “main street” format
which puts buildings on the street appealing to a pedestrian oriented shopper.
The City would like to see this property redeveloped in a manner that better utilizes the
property with a development that fits into the commercial context of the Village.
Therefore, in addition to the policies in this document that apply Village wide, the
following guidelines apply specifically to this property.
1. The redevelopment of the site shall place a commercial building on the street in a
pedestrian oriented design and generally considered a “main street” format.
2. The new development should be in character with the scale and pattern of
prevalent building elevations in the immediate vicinity and along Big Basin Way.
3. The Big Basin Way driveway to the property shall be eliminated and parking
access should be via Parking District #3.
4. Incorporate an appropriate transition to the adjacent walkway to the east which
provides pedestrian access to the Parking District #3 lot and adjacent
commercial buildings.
70
Saratoga Village
DESIGN GUIDELINES
Attachment 4
71
,,".'
c •
ADOPTED BY SARATOGA CITY COUNCIL ON 8ANUARY 2, 1991
CITY COUNCIL-
F.L. Stutzma.n, Mayor-_
Willerri Kohler, Vice Mayor'
Karen Anderson
Martha Clevenger
Victor Monia
VILLAGE DESIGN TASK FORCE
Steve Benzing
Bill Carlson
Otto Crawford
. Jan Harris .
Jack Hickling
Sharon Landsness
Jacki~ Welch
PROJECT STAFF'
Harry Peacock, City Manager
Stephen Emslie, Planning Director-
Valerie Young,~ Associate Planner
James Walgren,. Associate Planner
TsviaAdar, Associate Planner .
-I:
. '". ,
SpeCial thanks is given to former Councilmembers and Village Jask Force and'
Beautification Committee members for assi~tanc~' on this project ~ .' .
Spacial thanks, is also given to West Valley College Departmenf of Architecture
faculty and students. .
/
72
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•
CONTENTS
Introduction 1
Goals 2
Pedestrian Environment 3
Crosswalk and Paving 4
Sidewalks 5
Directories 6
Street Furniture 9
Bicycle Facilties 18
Architecture 19
Architectural Style and Building Form 20
Height, Width and Setback 21
Roof Forms 23
Colors, Materials and Textures 24
Storefronts 26
Rear Entrances 29
Opportunity Sites 30
Landscaping 37
Street Tree Program 38
Flower Boxes 39
Signage 41
Sign Location and Area 42
Types of Signs 43
Materials, Colors and Illumination 45
Banners and Murals 46
73
INTRODUCTION
The Saratoga village Plan was adopted by the City Council in May
of 1988. The Plan established land use, zoning, circulation,
parking and design policies aimed at preserving and improving the
small-scale pedestrian character of the Saratoga Village, which
is the town's historic commercial core located along Big Basin.
To implement the design policies of the Village Plan, the City
Council established the Village Design Task Force (VDTF) to assist
with tne preparation of the Saratoga Village Design Guidelines.
The seven member Task Force had representatives from the Planning
and Heritage commissions, Village Association, property owners,
architectural profession, and a member of the original Village
Beautification committee. During the course of a year, from
september 1988 to September 1989, the VDTF met with planning staff
to develop the specific design guidelines. The guidelines were
then reviewed by the Planning Commission at meetings with the
Village Association and property owners, and ultimately adopted
by the City council on January 2, 1991.
The four major sections of the Village Design Guidelines are:
1) Pedestrian Environment; 2) Architecture; 3) Landscaping; and
4) Signage. Each section uses both text and diagrams to provide
specific design guidance to property owners, merchants,
developers, and designers who wish to build new structures or make
improvements to existing Village structures. The Design
Guidelines also provide a framework for the Planning Commiss on,
City Council and City staff in reviewing the various applications
that involve Village properties. The Guidelines do not impose
specific styles or narrow choices of forms and materials. Rather,
they clarify the design intent and permissible framework for
development and renovation in the Village core.
The Saratoga Village Design Guidelines alone will not ensure that
future development is in context with the Village Proper
and sensitive application of the guidelines wil require the
collective and concerted efforts of both the publ and private
sectors. These efforts will involve financial and decision-
making commitments from the City, the Village Association and
private property owners. Where appropriate, the assignment of
responsibility for the implementation of individual design
projects in the Village has been noted in the text.
74
GOALS
The goals of the Saratoga Village Design Guidelines are:
• To encourage new construction and renovation of existing
buildings that is compatible with adjacent buildings,
with the Village design context as a whole, and as
examples of design excellence.
• To reserve street frontages for commercial buildings and
uninterrupted pedestrian flow.
• To develop
buildings,
facilities
Way.
all parking facilities to the rear of
with minimal visual exposure of parking
and vehicular ingress-egress from Big Basin
• To preserve the existing buildings-of historical
significance.
• To create usable, attractive pedestrian open spaces
wherever possible.
• To increase the use of landscaping, street furniture,
ornamental paving, awnings and similar environmental
elements that are designed to serve the convenience of
pedestrians.
• To avoid large expanses of blank walls and extensive
distances between doors, to emphasize display windows,
plazas and similar focal points so that visual and
functional interest for pedestrians will remain
uninterrupted.
• To encourage the use of appropriate commercial and
directional signage for the security and convenience of
pedestrians and drivers.
2
OJ.
II
75
PEDESTRIAN ENVIRONMENT
The Saratoga Village should be regarded as anen~ironment in which
the pedestrian comes first. This chapter of the guidelines
focuses on environmental elements along Big Basin Way -that will
help to make the Village more pedestrian oriented, rathertha.n
automobile oriented. These elements include decorative
crosswalks, sidewalks and tree wells, directories, public
telephones, street furniture and street lights.· Four-way stop
intersections are als6 proposed for safer pedestrian. access. ~Thel
intent of these guidelines is to prpvide attractive-and convenient
pedestrian -facilities, assure minimal maintenance costs, and
achie~ea visual simplicity ~nd continuity within public ri~hts~-
of-way and adjacent private pedestrian areas. .
3
76
Crosswalks and Paving
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3rd Street
The use of decorative brick paving
stones in, crosswalks and parking
areas enhances the pedestrian nature
of the Village. The surface is very
attractive~ sturdy enough for
vehicular use and comfortable for
pedestrians. The diagram on this
page shows how the paving stones have
been installed both in Turkey Trapk
Plaza and in crosswalks at
intersections on Big Bpsin Way.
The use of decorative paving stones
rather than concrete or asphalt is
also encouraged for privately-owned
parking areas and driveways,
particularly for properties which
front on, and are visible from, Big
Basin Way. The "cobble" shape in a
reddish broth color sho~ld be used
for the field with a rectangular
shape in a tan color for the header
or edge of a field. '
Interlocking Paving Stones
4
::>. ..
77
-------~--~---" •
.. /.
Sidewalks
The diagram on this page shows how
the decorative brick paving theme is
continued from the crosswalks to the
sidewalks along Big Basin Way and
its commercial feeder streets. The
space between the decorative street
tree wells is to be filled in with
the same tan rectangular paving
stones used in the crosswalks. The
city will be responsible for
installing the paving bricks as part
of the City's capital Improvement
Program .
1-.+4-,.. .. ::1'-4--1-+-----------tan colored rectangular paving
stones in 4" sand bed
~,£.-.J+---I---------4'xlO' tree well with 4"-6" rounded
creek stones
I-_~ __ --_-___ broom finished concrete curb
5
78
Directories
Four locations in the Village have been selected for the
installation of informational directories. The directories are
to be either individual small wooden structures which provide
space for the display of Village maps and information, or posting
areas for public and Village-related notices. The directories are
designed to be easily recognizable and visible but to not obstruct
pedestrian walkways or visibility of traffic from adjacent streets
and driveways. Each directory is individually designed to be
compatible with the adjacent architecture and its spe~ific site,
and all maintain a common theme which expresses the Village design
concept.
students from West Valley College participated in the directory
design process as part of their course work. The directories were
originally envisioned as a component of kiosk areas where
pedestrians could gather for a variety of uses. The participating
students created two alternative design approaches to the four
kiosk locations, and some of their concepts have been incorporated
into the final directory designs.
All directory locations except for #3 are on privately-owned
property. The City will install directory #3 at the entrance to
Turkey Track Plaza and will initiate a cooperative effort between
the City and property owners for the installation of directories
41 1, # 2, and 41 4 .
#1
#2
#3
#4
6
79
.---:--:-" ~ . ..' .
7
.. ---
.. I . . Directory # 1
... : Corner of Big Basin and
Saratoga Los Gatos
•
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Directory #2
Buy and Save Market
80
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Plan View
:
Directory #3
Turkey Track Plaza
•
~~~~~~~~ ~f:. ~ .. ~~~~~ . Directory #4
Village Square 8
81
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Street Furniture
Street furniture is the term used to describe elements of the
streetscape such as street lights, benches, trash receptacles,
newspaper racks, and telephones. Since the Village has an
eclectic mix of architectural styles and materials, the street
furniture design that has been selected has a simple and
functional appearance. The use of a wood and iron design has been
selected because it reflects Saratoga's early lumbering history.
There must be a commitment on the part of the City,' Saratoga
Village Association and individual property owners to the
maintenance of the street furniture. The posting of public
notices will be restricted to the directories provided
specifically for this purpose.
STREET LIGHTS
The old-fashioned carriage-type
street lights along Big Basin Way
are maintained jointly by PG&E and
the city. This type of light
standard will continue to be used
in the Village, and will continue
to be painted black. The City has
installed brackets near the top of
the poles to accommodate decorative
banners for special occasions (see
the Murals and Banners section,
page 47). Property owners are
encouraged to use a similar style
in exterior wall fixtures and low-
level pole lights along pedestrian
walkways.
". , .. ....
9
82
;: ...
NEWSPAPER RACKS
There are currently 34 individual newspaper vending racks along
Big Basin Way. These are clustered in six locations: Buy and
Save Market, Village Rendezvous, Little Amsterdam, International
Coffee Exchange, Village Square, and Plaza del Roble. The
uncontrolled placement and maintenance of newsracks on public
sidewalks can be a physical and visual nuisance to pedestrians.
THe clutter and congestion of the numerous disparat.e types of
newsracks on the sidewalks is unsightly and not in keeping with
the historic character of the Village. However, the use of the
sidewalk is traditionally associated with the sale and
distribution of newspapers and other publications, and access to
this area for such purposes should not be prohibited. It is the
intent of this section of the Village' Design Guidelines to provide
for newsrack facilities of uniform and coordinated construction
and appearance, and to further provide adequate locations and
accessibility for these facilities.
There are five proposed locations for newsrack enclosures, as
shown in the map and the sketches on the following pages. Each
of the locations will accommodate a newsrack structure designed
and installed by the City. To as great an extent as possible,
structures will have space to accommodate the same number of
newsracks in the same locations that are currently existing along
Big Basin Way. The only exception to this is the newsrack in
front of the Village Rendezvous restaurant; the sidewalk is very
narrow in this location and the racks interfere with pedestrian
travel. These racks can be incorporated into the structure near
the Buy and Save Market.
In addition to the newsrack structures themselves, the City is
developing a newsrack ordinance which will require newspaper
vendors to obtain licenses to sell their papers in the City-owned
racks. This license will control only the location and manner in
which the newspapers are sold, not the content or the viewpoint
of the newspaper itself.
10
83
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Buy and Save Market ----""
International Coffee Exchange
Little Amsterdam -~
Village Square -~
Plaza Del Roble ---r
~I
Buy and Save Market
11
84
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Little Amsterdam
----' --------------w--II-_I ~
International Coffee Exchange
12
---"--~--------------------------------------'
85
Village Square
~--=----=-------___ ----w--: --
-
Plaza Del Roble
13
86
BENCHES
There are a variety of bench styles
already in use throughout the
Village. Many of these are
structurally integrated into
landscaping and wall features and
should not be removed (see the
following illustrations). However,
there are many opportunities for
the addition of free-standing
benches to the pedestrian areas
around buildings, which will
encourage pedestrians to sit and
enjoy the Village ambiance.
Individual property owners who wish
to install new benches should use
the design shown in this diagram.
The bench is made of wood and
features black cast iron legs and
arms. The bench is available in 6'
and 8' lengths, and comes either
with or without a back. Each bench
can be custom engraved or lettered
to acknowledge the purchaser or
donor.
I
:
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~--Wood Slats
::------Iron Legs and Arm Rests
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14
87
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BENCH PERSPECTIVES
: ...... .
Village Square
Village Design Center
15
88
·-
TRASH CANS
The trash can design uses the same
materials and style as the benches.
The cans are round with a flat top,
and durably made of wood slats with
a black metal frame.
The existin~ City-owned cement
trash cans 1n the Village are
tentatively proposed to be replaced
by, the city wi th new wooden
enclosures. There is also the
possibility that a local community
group may donate these. In
addition, property owners who
install a new can or replace an
existing one will be required to
use this wood design. Like the
benches, each can may accommodate
a custom-lettered medallion to
acknowledge the purchaser or donor.
TRASH ENCLOSURES
All garbage dumpsters are required to be enclosed and screened
from public view. This diagram shows the selected design of the
trash enclosure, which can be seen at various locations in Village
Parking District #3. The structure is made of split-face concrete
block with a wood-slat gate. Appropriate landscaping should be
installed along the perimeter of the enclosure to soften its
appearance.
The City will be responsible for installing trash enclosures in
the other Village parking districts through assessments to the
districts. Individual property owners are responsible for
installing them on their own property.
t
-----= ..
,-----
16
::>. •
89
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•
TELEPHONE ENCLOSURES
The City of Saratoga is developing
a contract with a private telephone
company for the installation and
ongoing maintenance of speciftc
public telephones in the Village.
These phones are specially designed
to provide public telephone service
without being visually obtrusive.
Their design promotes the historic
Village context and is compatible
with the design of the street
lights and other street furniture.
I
There are four proposed sites for
these new telephones, each with
high visibility and accessibility
to the public. The locations are:
Plaza del Roble, Village Square,
Buy & Save Market, and
International Coffee Exchange. The
existing pay phones at the Bike
Shop and Bella Mia should be
replaced with the new design as
soon as practical because they are
not in keeping with the Village
design theme. Other telephones at
service stations and the Post
Office may remain.
PROPOSED LOCATIONS
Buy and Save Market -,..----_
International Coffee Exchange -~
Bike Shop ---------
Bella Mia ---------"""'t
Village Square --~
Plaza Del Roble --.......
17
90
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Bicycle Facilities
The Saratoga Village has become a regular gathering place for
recreational bicyclists. Its setting a~ the base of tne Santa
Cruz Mountains makes it an ideal destination point for cyclists
from allover. Currently, however, there are not adequate
facilities for bicycle parking within the village, particularly
along Big Basin Way, between the Buy & Save Market and 4th street,
where there seems to be a concentration of parked bicycles.
" An option to correct this lack of bicycle facilities would be to
encourage new development to include a percentage of bicycle
parking racks, just as you would for automobiles. The' City should
also take the initiative to provide bicycle parking facilities
within Parking District ~3, even though it would be preferable to
have the parking facility visible from Big Basin Way. ,
Since space along Big Basin Way is limited, parking islands would
provide highly visible parking and also serve as a "Choker" island
to slow automobile traffic.
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18
91
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ARCHITECTURE
This chapter of the guidelines is devoted to architectural design
concepts whi~h, when applied, will result in renovation and new
construction that enhances the small-scaie pedestrian ambiance of
the Village. It is not 'the intent of these guidelines to impose
strict architectural styles or specific design solutions, but
rather to encourage visual harmony and compatibility in terms of
the historical context and existinq design fabric of the Village.
The first six sections ,of this chapter address architectural and
structural elements that apply equally to new construction and
renovations of existing buildings:
• architectural style and building' form
• height, width, setback
• roof forms
• colors, materials and textures
• storefronts
• back entrances
The remaining section addresses specific infill situations
relating to opportunity sites that are vacant or undeideveloped,
or that could benefit from special treatment.
19
92
Architectural Style and Building Form
The existing architectural context of the Village area is an
eclectic mix of old and new styles. within this eclecticism,
however, there are definite characteristics that provide a design
context for future development and the renovation of existing
s~ructures. These characteristics are:
• horizontal, rectilinear building forms
• one or two stories in height
• visual simplicity
• basic architectural elements rather than arbitrary stylistic
elements
• frequency of open spaces, windows and doors
• small-scale pedestrian orientation
Building forms and architectural treatments that are not
appropriate include the following:
• overly stylistic designs that are not compatible with the
existing Village
• vertical forms and unnatural materials
• architectural elements that are not functionally integral with
the building, such as false mansard roofs, false cornices,
etc.
• large blank walls
20
93
Height, Width and Setback
I
The commercial area of the Village is dlivided into two commercial
districts. As shown in the map on the facing page, the CH-1
district is the more intense commercial area along Big Basin Way
between 5th street and Saratoga-Los Gatos Road. The CH-2 district
is the less intense, more residential area between 5th street and
the curve where Big Basin Way becomes Congress Springs Road. The
detailed zoning regulations governing uses and development
standards for these districts are found in Article 15-19 of the
city Code. Discussed on this page are the general peight, width,
and setback requirements.
The maximum height of any new structure or addition in the CH-1
district is 35 feet, with no more than two stories for structures
facing Big Basin Way. Three stories may be permitted for the rear
of structures facing Saratoga Creek. In the CH-2 district, the
height limit is 26 feet, with a two-story limit, reflecting the
more residential character of this area of the Village •
• These height limits are intended to promote the compatibility of
scale between buildings and a sense of visual continuity. Where
building heights differ between adjacent properties, care should
be taken to relate the heights of major facade elements such as
storefronts, ground floors, upper floo~s, and strong horizontal
features such as cornices and belt courses.
Buildings should be designed to take up the entire width of the
lot, so that no "dead spaces" between buildings are created. For
this reason, there are no side yard setback requirements for
Village commercial structures. Storefront spaces should be small,
inviting, accessible and intimate. Infill construction should
maintain the street front rhythm by building from side lot line
to side lot line.
There are also no front yard setback requirements in the CH-1
district. Commercial buildings should be set directly on the
front lot line, creating a solid line of structures along the
street frontage. The sidewalk edge of the building can be
delineated with planter boxes, columns, benches, or other
pedestrian-oriented elements. Structures in the CH-2 district
must maintain a front yard setback of 15 feet, again reflecting
the more residential character of this area of the Village.
21
94
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Village Commercial Zoning
CH-l
CH-2
::>. •
22
95
Roof Forms
There are a variety of roof forms existing in the Village. Some
of these, like flat roofs concealed behind a decorative parapet
wall and modern low-pitched roofs, are appropriate to the Village
and help create the overall Village design context. Others, such
as false mansards, are not true roof forms and should be avoided
altogether. In general, roof forms should exhibit architectural
simplici ty, but variety is encouraged in order t~ create a
visually interesting skyline against the backdrop of the mountains
behind Saratoga.
Roof surfaces should have a smooth rather than overly rustic
appearance, and emphasis should be placed on ornamental
embellishments at the cornices, ~ave lines, windows, door
openings, and fascia panels.
@ID ·1 I
. . . . . .'
23
96
,
•
Colors, Materials and Texture
COLORS
Color is one of the primary means of unifying and beautifying a
commercial area. One building or storefront color can spark a
trend toward a fresh coat of paint on neighboring buildings.
Likewise, the use of an inappropriate color scheme can affect the
image and character of the Village. Colors should fit the Village
setting and the natural environ~ent and should be selected with
the entire Village ambience in mind.
The Saratoga climate is generally characterized by bright, sunny
days. Bright whites and very light colors should be used
sparingly as they tend to cause disturbing glare and reflection
of heat.
The following guidelines should be followed when choosing a color
or color scheme for a commercial building:
• The larger and plainer the building, the more subtle should
be the use of color. Small buildings or those with elaborate
detailing can often use more color and more ihtense hues.
• Use warm, muted shades of tan, cream, yellow, green, blue and
peach colors as the body or overall building background
colors. Brighter, more intense and richer hues of related or
contrasting colors should be used as accent colors and
highlight colors for architectural elements.
• Relate the paint colors to the natural material colors found
on the building, such as brick, terra cotta, stone, tile, wood
or cast iron. Brick and stone should be left natural. When
several materials are combined on a facade, color can be used
to coordinate and highlight the varying components.
• Coordinate your color scheme with neighboring buildings, and
the Village as a whole, to produce la harmonious effect.
• Colors for building walls and storefronts should be compatible
for shops which occupy multiple storefront buildings. The use
of different colors to identify individual shops within a
single structure is visually disruptive and obscures the
overall composition of the facade.
• Signage, window designs and awnings are most effective when
color-coordinated with the building facade. Use darker,
deeper and brighter colors on these elements to create
interest on the facade and call attention to windows and
doorways. '
24
97
MATERIALS AND TEXTURES
There are a variety of building materials and textures in the
Village, mirroring the eclectic mix of architectural styles.
Following is a list of acceptable and not acceptable materials and
textures to use as a guide in new construction and renovation:
ACCEPTABLE:
I
horizontal wood siding, smooth finish, painted or treated
unpainted and untreated brick
stucco with lightly textured, painted surface
transparent glass
natural river rock or stone
anodized metal, treated with attractive finish
tile with a matte finish
concrete, textured or incised or painted to reduce the
massive appearance
for architectural details, use wood or cast plaster
for window frames, use wood framing and molding, painted
steel sash or anodized metal
NOT ACCEPTABLE:
smooth glazed tile
plastic
unfinished metal
deliberately rustic appearing materials such as rough-sawn
wood, permastone, lavastone, shingles, antiqued brick
heavily textured or rough stucco
mirrored glass
marble
25
98
•
Storefronts
Physical change is part of the continuing evolution of the
Village. The storefront is considered the changeable area of the
commercial building facade. Storefronts bear the pressure to
modernize and create a new image as businesses move in and out;
they have commonly experienced more changes in their lifetime than
any o~her part of the building.
As a general approach, storefront treatments should respect the
original period and style of the building, maintaining its
historical integrity to as great an extent possible. However,
buildings should not be made to look falsely "historical" or older
than they really are. An owner sh9Uld first determine if the
existing storefront is the original or a later addition. If it
is original, the materials or details and the shape of the
openings should be preserved, or the proportions of the facade
will be lost. original elements that are missing should be
replaced.
If the storefront is a later addition, it is wise to retain the
alterations if they are well-designed and constructed, even if
they are of a style different from the upper part of the facade.
Occasionally, a remodeled storefront may be of equal value
architecturally as the original. If an owner wishes to restore
the storefront to its original facade, the restoration should be
based on solid historical documentation such as photos or
drawings. The integrity and authenticity of materials should be
observed first when making improvements ,to a facade.
Storefronts generally have five common elements: entry, display
windows, kickplate, horizontal band, and sidewalk coverings.
These are illustrated and discussed on the following pages •
.. . '
. .. . . ••. ~ Bj·m··r
ID],]aJ~[j[rJI. nIt IIJ.:l.,n:J. iO::O~: .. l:: ... :d:;::;:::==$====:'=;::~::) ---Horizontal Band
Sidewalk Covering 11111111111: II lWlllI 'If!!1 IfUllllflmH' I R=R rnrm ~+-H+---Display Windows
It : . !t±±J D~~_~H+--Entry Kickplate
.... ~ / I ! On 10 i I III i 1 ammm v-~---...u..nm:nm_-li.L
26
•
99
C--~--'~"~~~4_' __ WW_Wft ____ +" ___ ~ftk_ft"'"'"'""ft~"""' _____ ,",,",A,_q_'* _____________ -__ :;;),""
• •
27
ENTRY
commercial storefront entries were
typically recessed. This provides
for more area for display space, a
shel tered transition area to the
interior of the store, and an
emphasis for the entrance.
Recessed entries should be retained
and are encouraged in new
storefront construction. The
recessed area should be around the
door only, not along the entire
facade. Doors should use large,
glass panels with vertical
proportions to provide a sense pf
invitation and openness. Solid or
residential-type doors should be
used only on residential structures
that have been converted to a
commercial use. Double entry-doors
should be retained.
DISPLAY WINDOWS
The display window is the link
between the pedestrian environment
outside and the business inside.
The original size, division and
shape of the display windows within
the overall storefront should be
preserved. Transparent glass
should be used to provide open
pedestrian viewing. Colorful
blinds, cafe curtains, or flower
boxes can be used for commercial
uses that require some privacy.
store window frames and mullions
should be made of traditional wood
framing and molding, either
finished or painted, painted steel
sash, or anodized aluminum. Window
signs should be minimally used.
KICKPLATE
The kickplate functions to protect
the display window by raising the
glass area to a safer and more
easily viewed height. The original
kickplate material should always be
retained, maintained, or uncovered
when possible. Wherever possible,
the kickplate and the facade area
above the display window should be o
100
the same base material as the rest
of the building, in order not to
detract from, the overall
composition of the building.
HORIZONTAL BAND
Most storefronts feature a
horizontal band area that either
separates the first from the second
floor in the case of a two-story
building, or the first floor from
the roof structure in the case of
a one-story building. This area
can have a variety of treatments~
including a decorative frieze, or
horizontal panel, sign band,
sidewalk covering, or it may be
left plain. Second story facades
should retain original window
openings or be decoratively treated
to provide visual interest above
the storefront area.
SIDEWALK COVERINGS
Sidewalk overhangs provid~ shelter
for pedestrians from rain, protect
display window merchandise from
damage, regulate the amount of heat
by directing sunlight entering a
store, and serve as a sign or
identity for a business. Awnings
were traditionally made of cloth
and were mounted in the horizontal
band area above the display windows
or within the window frame itself.
Existing metal awnings in the
Village should be repl~ced with
heavy canvas cloth, and awning
shapes should relate to the shape
of the top of the opening.
Property owners should consider the
cumulative effect of all awnings
along the street and multiple
awnings of neighboring buildings
when selecting awning treatment.
Awning colors should complement
building colors. Plastic awnings
should be avoided.
___ d __ ~ __ '~~ ___ """ _____ <:)
•
28
101
Rear Entrances
The rear entrances to buildings should receive the same attention
to detail as the street facade, and the same design guidelines
used for the front apply to the rear. This is particularly
important for structures with service or sales entries off the
village parking districts, because these districts provide the
majority of parking spaces for Village merchants and customers and
are very visible to the public.
The following guidelines should be followed when making
improvements to the rear areas of buildings:
Use awnings,
elements to
buildings.
planter boxes, landscaping, and decorative
improve the visual quality of the rear of
Draw attention to the entry door with signage, color and
architectural elements.
Remove unsightly metal sheds or other outbuildings that
detract from the rear view.
Lighting at the rear should be low-level and low intensity
because these areas often face onto residential districts.
Screen utilities and mechanical equipment from public view.
Village Square F:rom Parking District #4
--......-----............------..:::;::::::----:::.-..---.:::::::--
29
102
Opportunity Sites
To a large degree, the Saratoga Village is already a completely
built environment. There are few vacant parcels remaining and
most of the development that will occur in the future will be the
remodeling of existing structures. The use of these guidelines
in those remodeling efforts will ensure appropriate upgrading of
buildings. The sites that are identified on these pages offer
special opportunities to achieve distinctive design solutions and
further contribute to the unique character of the Village.
Site # 1----'-
Site #2--~
Site #3--~
Site #4---+
30
103
l 31
SITE 1: GATEWAY CORNER AT BIG BASIN WAY AND ~BLANEY PLAZA
Known locally as the "Scooter House" site, this parcel
signals the entrance into the Saratoga Village, especially
from the north and west. The site c,ontained a service
station for some time, and now features a small one-story
commercial structure at the rear corner ~ith parking area
adjacent to the corner streets. The two-story Corinthian
Corners buildings abut the lot to either side, and the site
is separated from Blaney Plaza by a ,spur extension of
Saratoga-Los Gatos Road.
This parcel can be upgraded by the use of decorative brick
pavers instead of asphalt for the parking area; the use of
cloth awnings, a fresh coat of paint, and architectural
detailing on the building to give it visual interest:
and landscaping and planter boxes along all perimeters of the
lot, including a heritage-size tree at the Big Basin Way
driveway entrance to the lot. This parcel is also an
appropriate location for a Village directional sign, with one
arrow pointing to the Historical Museum and Chamber of
Commerce site and another pointing up Big Basin Way for
Village shops and parking.
• Existing
. ... ,' ....... JDL~~
Potential
104
~I
SITE 2: ECHO SHOP
This site contains the only residential-type structure in
the more intense commercial portion of Big Basin Way between
5th street and Saratoga-Los Gatos Road. The one-story
structure is set back from the sidewalk and landscaped in
front with lawn, giving it an appearance not fitting with the
storefront commercial pattern along the street. There is
also a driveway on the west side of the lot serving a private
parking area not connected to Parking District #3.
Development of this site should be treated as follows: l)con-
struct a new building that has no front yard setback and
takes up the entire width of the lot; 2) the new structure'
may be one or two stories and should follow the architectu-
ral design guidelines discussed in this chapter: G)close off
driveway and create parking in the rear as part of Parking
District #3; 4)incorporate an appropriate transition to
the walkway adjacent to the east which provides access to the
parking district and the Coffee Exchange/Gilley's building.
Existing
Potential
32
105
33
SITE· 3: WATER PUMPING BUILDING AT CORNER OF 4TH AND BIG BASIN WAY
The one-story spanish style building at this location houses
a San Jose Water Company pumping station. The simple
architectural style, red tile roof and front arched windows
make this structure an important visual feature of this busy
Village intersection.
Some very simple treatments to the exterior of this building
would enhance its appearance at this important corner
property. These treatments include a simple wood
identification sign and flower boxes on the front facade, and
landscaping on the 4th Street side in the dirt area between
the building and the curb. This location is also appropriate
for a Village directional sign pointing down 4th Street,
indicating the entrance to the Inn at Saratoga, wildwood
Park, and parking districts.
Existing
.. .. I .... :!
;:::: . . . ::j :1
".' .. :.: ....... ., , ....... , ,. ,. : .. : :'.,,'''': ..... ;. ".' ·,'''i'· ... ,:,'" .".: '. 'S· ~ i~.~t·"'::t '::.';'~ ,.:., .': .. ' :'."".',,'.'. ': ':>:': .,."'~ .... : .... : .... : ... ... . .. .
Potential
Ii
106
~I
SITE 4: FAT ROBIN
This site consists of three parcels, two lots containing the
two Fat Robin commercial establishments, and a 12-foot wide
lot separating them; this narrow lot serves as an emergency
access to a condominium project fronting on st. Charles
street and is lined with a 6-foot high 'wooden fence. Because
the Fat Robin structures are located1to the far sides of
their lots, the parcel appears visually to be able to
accomodate another structure between them; this is not the
case because of the necessity for the emergency driveway
which separates them.
There are three driveways in close succession off Big Basin'
Way serving these parcels. The appropriate treatment for
this site is to consolidate the three driveways 'into one,
closing off the remaining two, and create a parking area that
is visually pleasing and removed from the sidewalk by a fence
or low wall and adequate landscaping. This site may also be
an appropriate location for a bench and enl~rged pedestrian
seating area.
Potential
34
107
i: •
NOOKS AND CRANNIES
.
';-..
In addition to the four specific opportunity sites illustrated in
this section, there are also a number of alleys, driveways, and
underdeveloped portions of sites in the Village that can be
visually and physically improved for use as aesthetic and
pedestrian amenities. The following is a list of examples:
W~lls Fargo bank/Village Rendezvous Alley
This alley, which currently
provides access to second-story
apartments, can be improved by
screening the trash dumpster and
providing landscaping.
Melton Junipers
This space is currently home to a
dense growth of junipers. Because
of its central Village location, it
could be better utilized and
enhanced by articulated
landscaping, bench seating and
other pedestrian amenities.
County Store Cafe
This alley is another instance
where simple maintenance and
landscaping treatment can create a
m 0 rep 1 e a sin g p e de' s t ria n
environment. outdoor dining would
also be an appropriate use.
-=
I
35
108
Marjolaine/Saratoga Hardware
This currently unused driveway is
an ideal opportunity to create a
small I inear park that could
provide a quiet, shaded resting
place directly off Big Basin Way,
with access to the parking district
behind the buildings.
Hair Conception/Mere Michele
This is a space created by two
parallel, abutting driveways,
separated by a fence. Simple
visual improvements include the
addition of vines to the fence and
planter boxes along the sides of
the space, and resurfacing the
asphalt with decorative paving
stones.
==-
=::::
= =
36
109
c~~ ___ "" _______ ---:>'""
LANDSCAPING
The landscaping plan for the Village consists' primarily of the
City's street tree program and the installation and maintenance
of '1 andscapingc and flower boxes by private property owners'.
Landscaping in Village parking districts behind -the buildings c
fronting on Big Basin Way is maintained-on,an ongoing basis by the
City.'
,/
"
37
110
Street Tree Program
The Big Basin Way street tree program wa~ adopted as part of the
Village Plan in May, 1988. This program called for the·removal
of approximately 50 trees and shrubs, which were either diseased,
inappropriate species, or causing sidewalk maintenance problems,
and the planting of approximately 60 new replacement trees. The
intent of the tree program is not to create a rigid, formal look
with repetition of the same tree, but rather a casual appearance
with a spontaneous mixture of a variety of trees appropriate tQ
the small scale and architectural eclecticism of the Village. The
I •
trees have been planted between 25-40 feet apart, depepdlng on the
species and the spread.
The tree removal and replanting program occurred in summer/fall
of 1989. Each tree is equipped with individual underground
irrigation and electrical service and a decorative surface of
natural rounded creeks stones. The electrieal service enables
each tree to be illuminated by the City on special occasions.
Maintenance of the Village street trees is the sole respqnsibility
of the City. Merchants and property owners should not prune,
water, post signs on or otherwise tamper with the street trees in
any way.
38
111
."
Flower Boxes
Freshly-planted flowers in bright colors give the sense that the
Village is a special place, one that is alive and cared for. Just
as there is an eclectic mix of architecture in the Village, so
there exists a variety of flower boxes in front of many commercial
buildings. This variety is encouraged and supported by the
Village Plan. The only type of planter that is discouraged is one
made of concrete, cement or block. These typically have a heavy,
industrial appearance that is not appropriate to the Village
" ' amb~ence.
Planter boxes should be incorporated into the front and rear
entrances of businesses wherever possible, and property owners
should make a concerted effort to keep the planters filled with
flowering plants year round. Propertx owners also have a duty to
keep their planter boxes themselves in good repair. In addition
to flower boxes, property owners may wish to install shrubs, small
trees and vines. These types of plants should also be of the
flowering variety, to add color and interest to the Village
streetscape.
To assist the City and property owners in selecting appropriate
landscaping, the Village Design Guidelines provide a list of
acceptable flowers, shrubs, trees and vines. This list is found
on the following pages.
-------
39
112
Flowers for Hanging Baskets
Ivy geranium
Trailing begonias
Trailing campanula
Shrubs
Lobelia
Asparagus fern
Lotus berthelotii
Australian Brush cherry: Sun or part shade, grows to 30 feet, new
growth has reddish tinge, average water but drought tolerant once
established.
I
Daylily: Lily plant that is bushy to 2'-3', sun or part shade,
hardy perennial, yellow or orange flowers summer to fall.
Small Trees
Japanese maple: Needs part shade, frequent watering, grows to 20
feet, good fall foliage, deciduous.
crape Myrtle: Takes sun, drought resistant, grows to 30 feet,
deciduous, blossoms in spring, fall foliage.
Flowering Japanese Crabapple (Malus): Grows to 30 feet, blossoms
in spring, fall foliage.
Japanese Flowering Cherry: Grows to 25 feet, blossoms in spring.
Flowering Plum: Grows to 20 '-30', deciduous, blossoms in spr,ing,
buy fruitless kind.
Vines
Bougainvillea: Spectacular flowers, needs sun, use trellis
Clematis: Spectacular flowers, sun or shade, tendrils cling
virginia creeper: Deciduous with spectacular fall foliage,
tendrils that cling, not sui table for wood or shingle siding
because it can creep underneath
Trumpet Vine: Sun or shade, tendrils that cling
cats Claw: Once established needs little water, tendrils
Boston Ivy: Beautiful red fall foliage
Passion vine: Vigorous, pink and lavender flowers
Silver Lace Vine: Needs sun, average water, flowers from spring
to fall.
40
113
.", ,.
t,' •
SIGNAGE
I
Signs can go a ·long way toward enhancing or detracting from the
attractiveness of the Village area. It, is· the intent of the sign
guidel ines to encourage ?ignage that functions clearly to _.inform,
pedestrians and motorists of business names and serv1ces,· but that·
does not detract from the architectural quality of individual
buildings or from the streetscape as a ~hole. "
The Saratoga city Code alre"ady has" sign regulations, (Article 15-
30) which outline the allowable size, ·type and location of signs
in comm~rcial districts. Those regulations shall be followed for
the Village area as well, except as noted in these guidelines.
The guidelines address visual and design concerns that are not
found in the ordinance, and encourage the use of pedestrian-
oriented signs.
41
114
c •
Sign Location and; Area
The location of signs on any building ,should clearly bear a
relationship to the architecture oflthe building itself.
Signs should not obscure other building elements such as
windows, cornices or decorative details.
Signs should be located directly above the entrance to the
store, or directly to the sides of the entrance at eye level,
so that they are visible below the foliage of street trees.
for the amenity and convenience of the pedestrian. Roof signs
are not penni tted, nor are sig'ns allowed to extenc;i above the
eave line or above the top of a parapet wall.
The total allowable square footage for commercial signs in
the Village is determined by section 15-30.100 of the Sign
ordinance, with a maximum allowable area of 40 sq. ft.
I
An additional amount of sign area will be allowed for
establishments which provide pedestrian access to their sales
and service areas through the rear entrances of their
buildings. The same guidelines which apply to the fronts of
buildings apply to the rear facades.
42
115
43
Type of Signs
WALL OR FLUSH-MOUNTED SIGNS
Wall signs should have a basic
rectangular shape and should be
applied horizontally directly above
or to the side of the entry.
Variations which respect the basic
rectangular shape are acceptable.
When a building contains two or
more' signs, the wall signs should
complement one another in color and
shape, and should be located in the
same position over the storefront.
wall signs can be painted directly
onto the facade of a building or
can be made of various materials
and applied with screws or other
devices.
HANGING AND PROJECTING SIGNS
Hanging and projecting signs
typically are hung from coverings
over sidewalks or are mounted on
the wall perpendicular to the
building facade. They should be
placed at a location to be
effective for pedestrians, yet
placed no lower than 8 feet off the
ground for adequate vertical
clearance.
Hanging and proj ecting signs may
have different lettering and image
styles:
• icon or symbolic object, which
depicts the goods or services
being sold in the building
• corporate logo
• words only, or combination of
words with icon or words with
logo
Signs may also be painted directly
on canvas awnings. 116
'" •
WINOOW SIGNS
Window signs are limited to not
more than 25% of the window area
and shall be placed near the
building entrance so that they do
not obscure visibility into the
shop. Every effort should be made
to integrate window signs with
store window displays.
Sign lettering and graphics can be
applied directly onto the glass, or
applied to a clear acrylic panel
behind the window. A simple,
legible lettering style should be
used, and the colors should be
I imi ted to white, black or gold
leaf, which is very effective and
reflects light back onto the
streetscape, giving an elegant
effect.
Temporary signs, such as hand
painted "sale" signs on paper or
cardboard and plastered in windows
are highly inappropriate for the
Village.
FREE STANDING MONUMENT OR POLE SIGNS
The monument sign is the preferred
type of sign only where there is a
building complex with a number of
businesses within, that are not
visible from the street. The sign
should be located at the entrance
to the complex so that it is
visible to pedestrians and
motorists alike. The sign may be
designed to feature individual
shingle signs for each of the
businesses.
:~ '.' . ..':: . ," ' .... . '" .. ' .. ":'.::,,:. . ,-·7
-:.:: :.
oo::o:ofoo
° O}~
. ' ..
. ' '::.::
. -'.:' -..
44
117
· .. "."
Materials, Colors and Illumination
MATERIALS
The desirable materials for signs
are wood, glass, brick, metals with
a matte finish, and paint applied
directly to the building facade.
Wooden signs can be painted or
stained, or feature raised metal
letters and numbers.
Inappropriate sign materials are
plastic, metal and plastic can
signs, chrome, and channel
lettering.
COLORS
Sign colors should relate to and
complement the material or paint
scheme of the buildings, including
accenting highlights and trim
colors.
The numbers of colors on any sign
should be limited to three: a dark
hue, a medium hue, and a light
accent color. These three combine
to produce a highly legible and
visible sign. Fluorescent colors
are not recommended.
ILLUMINATION
Internally illuminated
signs are not permitted,
neon signs, flashing signs
with moving graphics.
plastic
nor are
and sign
signs should have the capability of
being lit for evening visibility,
through the use of soffit lighting
or screened floodlights of a low
wattage.
45
118
46
..
Banners and Murals
Banners and cloth signs can be an effective means of adding bright
colors and a festive air. However, because these materials are
vulnerable to the elements, they are permitted only for special,
festive occasions, such as the Blossom Festival, and must be
approved by the Planning Director.
The, banners at Blaney Plaza are regulated and installed by the
ci ty Recreation Department and the Saratoga Fire Department.
Information about the banners is available from those agencies.
Murals and wall paintings as art work are appropriate only when
they enhance the quality of the Village by depicting appropriate
historic scenes or harmonize with existing architecture.
Corporate or retail sales identities in murals are not permitted.
Murals should not be used to embellish stark walls where materials
such as landscaping or trellises with climbing vines are more
appropriate to achieve this result. All murals are subject to
special review by the Planning Commission.
119
~~ ....
•
+1
STREET LAMP BANNERS
The city has installed
brackets near the top of the
Village lamp poles to
accommodate decorative
banners. street lamp banners
may be used to advertise
special events which are
sponsored by the city.
The City sponsors events such
as "Celebrate Saratoga" or
Christmas greetings, which are
for the benefit and enjoyment
of the whole community.
Advertizement of private
events is not allowed on
street lamp banners.
47
120
Text added to existing provisions is shown in bold underlined text (example) and
text to be deleted in shown in strikethrough (example). Text in italics is explanatory and
is not an amendment to the text.
Page
No.
Item
No.
Existing Text (approved by City Council, 8/16/17) HPC Recommended Text Changes (5/8/19)
4 4.3 Single purpose non-retail buildings and storefronts
along the ground floor of Big Basin Way that are not
conducive to sound retail principles are discouraged.
Single purpose non-retail buildings and storefronts Storefronts and
single purpose buildings along the ground floor of Big Basin Way
that are not conducive to sound retail principles are discouraged.
(HPC is asking for clarification if the intent was for single purpose
non-retail buildings and single purpose storefronts.)
8 5.1.12 Explore developing a program to use utility boxes as
opportunities for public art.
Explore developing a programto use Uutility boxes as may be used
as opportunities for public art.
(The Saratoga Utility Box Art program is currently in place.)
13 5.3.8 Coordinate the color of tenant signage, window
awnings and light fixtures with the building facades.
Use deeper and brighter tones for these elements to
create visual interest.
Coordinate Tthe color of tenant Signage, window awnings and light
fixtures shall coordinate with the building facades. Use deeper and
brighter tones for these elements to create visual interest.
18 7.2 The City shall pursue to completion the vehicle
turnabout planned for the southern terminus of Big
Basin Way to improve vehicular circulation.
This turnaround project was completed by Public Works in
September 2018.
(Project completed. Consider removing this policy)
21 Body of
text
Therefore, in addition to the policies in this document
that apply Village wide, the following guidelines apply
specifically to this property.
Therefore, in addition to the policies in this document that apply
Village-wide, the following Design gGuidelines 9.1.1 through 9.1.4
apply specifically to this property.
21 9.1.2 The new development should be in character with the
scale and pattern of prevalent building elevations in the
immediate vicinity and along Big Basin Way.
The Nnew development shall should be in character with the scale
and pattern of prevalent building elevations in the immediate vicinity
and along Big Basin Way.
Attachment 5
121
Text added to existing provisions is shown in bold underlined text (example) and
text to be deleted in shown in strikethrough (example). Text in italics is explanatory and
is not an amendment to the text.
21 9.1.4 Incorporate an appropriate transition to the adjacent
walkway to the east which provides pedestrian access
to the Parking District #3 lot and adjacent commercial
buildings.
New development should incorporate an appropriate transition to the
adjacent walkway to the east which provides pedestrian access to the
Parking District #3 lot and adjacent commercial buildings.
22 Body of
text
The site is roughly 1.25 acres with a street frontage in
excess of 350 feet representing the largest development
site in the Village.
The site is roughly 1.251.02 acres with a street frontage in excess of
350 235 feet representing the largest development site in the Village.
(Property size and frontage data corrected)
23 Body of
text
Therefore, in addition to the Village wide policies
stated in this document, the following policies shall be
considered with respect to the Saratoga Village
Shopping Center.
Therefore, in addition to the Village-wide policies stated in this
document, the following policies 9.2.1 through 9.2.8 shall be
considered with respect to the Saratoga Village Shopping Center.
Page
No.
Item Comment from HPC Comment/response from the Consultant
24 Illustration The ground surface material looks like cobblestone,
and there is no cobblestone in the Village.
The Illustration is an aspirational image. Pages 21-24 are speaking of
new development that could occur on the opportunity sites, this
illustration depicts what would be keeping with the policies developed
by City Council.
122
REPORT TO THE
PLANNING COMMISSION
20740 Canyon View Drive
Meeting Date:May 8, 2019
Application:APPC19-0001
Address/APN:20740 Canyon View Drive / 503-22-048
Owner/Appellant:Peter Fu and Jennie Lee
From:Debbie Pedro, Community Development Director
Report Prepared By:Nicole Johnson, Planner II
123
Report to the Planning Commission
20740 Canyon View Drive-Application #APPC19-0001
May 8, 2019
Page | 1
PROJECT DESCRIPTION
The applicant is appealing the Community Development Director’s application of City Code
Sections 15-06.195 (Demolition) and 15-45.065 (Administrative Design Review).
STAFF RECOMMENDATION
Adopt Resolution No.19-011 upholding staff’s determination that the scope of work for the
project is a demolition of the existing home pursuant to City Code Section 15-06.195 and
requires Administrative Design Review pursuant to City Code Section 15-45.065.
Pursuant to City Code Section 15-90.010, this project has been forwarded to the Planning
Commission because “an appeal may be taken to the Planning Commission by the applicant or any
interested person from the whole or any portion of an administrative determination or decision made
by an official of the City.”
PROJECT DATA
Gross/Net Site Area:8,008 sq. ft. gross/net (0.18acres)
Average Site Slope:<10%
General Plan Designation:M-10(Medium Density Residential)
Zoning:R-1-10,000
Approved with App#
TEC17-0077 Allowed/Required
Site Coverage
Residence/Garage
Hardscape/Driveway
Total Proposed Site Coverage
3,039 sq. ft.
661 sq. ft
3,700sq. ft. (46%)
4,804 sq. ft. (60%)
Floor Area
First Floor
Garage
Total Proposed Floor Area
2,663 sq. ft.
376 sq. ft.
3,039 sq. ft.
3,040 sq. ft.
Height 16’26’
Setbacks
Front:
Left Side:
Right Side:
Rear:
1st Floor
25’
6’2”*
7’7”
20’9 5/8”
1st Floor
25’
7’7”
7’7”
20’
Grading Cut
0 CY
Fill
0CY
Export
0 CY
No grading limit in the
R-1-10,000zoning
district
*existing non-conforming
124
Report to the Planning Commission
20740 Canyon View Drive-Application #APPC19-0001
May 8, 2019
Page | 1
BACKGROUND AND PROJECT DESCRIPTION
Site Description
The subject property is located on the eastern side of Canyon View Drive in the R-1-10,000 zoning
district. The 0.18 acres property has a General Plan designation of M-10 (Medium Density
Residential) and is relatively flat with less than 10% slope. A single-story residence was constructed
on the property in 1958.
Background
On November 28, 2017, the applicant applied for ministerial review (application #TEC17-0077) for
an 817 sq. ft. single story addition and interior remodel. The application complied with the
requirements to be reviewed under the City’s Technical Review Process and proceeded directly to
the Building Division for review. A building permit (permit #17-1951) was issued on November 13,
2018 and construction commenced.
On April 3, 2019, a neighbor contacted the Building Division to inquire about the construction. It
was reported to staff that the wall and roof structure of the house appeared too tall and the project
was not being constructed according to the approved plans. That same day, Building Official, Keith
Weiner, went to the job site to investigate the complaint and discovered that the entire house had
been removed down to the floor system and partially re-framed with new material. He spoke with
the contractor and explained that they had exceeded the scope of work approved under building
permit# 17-1951 and a stop work was issued. The contractor stated that they had to remove the
walls that were originally proposed to remain because they were damaged by termites and dry rot.
On April 4th and April 8th, CDD staff met with the homeowner and explained that per the City Code,
the demolition of a building is the removal of more than fifty percent of the exterior walls of an
existing structure and the removal of more than fifty percent of the existing roof structure. In
addition, any new or replacement structure that results from a demolition requires Administrative
Design Review (ADR). During these conversations, the ADR procedure, timeline, and fees were
discussed along with the option to appeal the CDD Director’s application of the City Codes to the
Planning Commission.
Appeal
On April 18th the homeowner filed an appeal of the Community Development Director’s application
of City Code Sections 15-06.195 (Demolition) and 15-45.065 (Administrative Design Review).
City Code Section 15-06.195 (a) demolition of a building means, the removal or covering of
more than fifty percent of the exterior walls of an existing structure so the walls no longer
function as exterior walls and removal of more than fifty percent of the existing roof
structure and exterior roof sheathing.
City Code Section 15-45.065 (a) (6) states that Administrate Design Review (ADR) is
required for any new or replacement structure that results from a demolition as defined by
Section 15-06.195.
125
Report to the Planning Commission
20740 Canyon View Drive-Application #APPC19-0001
May 8, 2019
Page | 1
The plans approved for applications #TEC17-0077 and #17-1951 show that more than 50% of the
existing exterior walls of the house would remain untouched but the roof structure would be
removed to increase the building’s plate height. A portion of the existing residence, that was to
remain untouched with the proposed addition/remodel, was located within the side yard setback.
This area was considered existing non-conforming and could stay since it was not being modified
with the project. However, pursuant to Section 15-65.025 of the City Code, since the entire structure
has now been removed, any previous non-conformity on the property will need to be brought into
compliance with current code requirements. In addition, due to the scope of work, the Santa Clara
County Fire Department will now require the residence to be equipped with fire sprinklers.
The homeowner filed the appeal asserting that they are doing an addition and remodel per the
approved plans since they intend to rebuild the same structure that was demolished.
Neighbor Notification and Correspondence
A public notice was sent to property owners within 500 feet of the site. In addition, the public
hearing notice and description of the project was published in the Saratoga News. To date, no
further comments from the public have been received.
ATTACHMENTS
1. Resolution No. 19-011
2. Photos of the site taken April 23, 2019
126
RESOLUTION NO. 19-0011
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
DENYING APPLICATION NO. APPC19-0001 AND UPHOLDING STAFF’S
DETERMINATION THAT THE SCOPE OF WORK FOR THE PROJECT IS A
DEMOLITION OF THE EXISTING HOME PURSUANT TO CITY CODE SECTION 15-
06.195 AND REQUIRES ADMINSTRATIVE DESIGN REVIEW PURSUANT TO CITY
CODE SECTION 15-45.065.
WHEREAS, on November 28, 2017 Peter Fu and Jennie Lee (“Applicants”) applied for
ministerial review, application #TEC17-0077 to the Planning Division for an 817 square-foot
addition and interior remodel. The foregoing work is described as the “Project” in this Resolution;
and
WHEREAS, on November 13, 2018, a building permit was issued (permit #17-1951),
approving the Project; and
WHEREAS, on April 3, 2019 a stop work was issued due to exceeding the scope of work
described for permit #17-1951 as the entire house had been removed down to the floor system and
partially reframed with new building materials; and
WHEREAS, pursuant to City Code Section 15-45.065 (a) (6), Administrative Design
Review is required for “any new or replacement structure that results from a demolition as defined
by Section 15-06.195”; and
WHEREAS, City Code Section 15-06.195(a), “demolition” of a building means, the
“[r]emoval or covering of more than fifty percent of the exterior walls of an existing structure so
the walls no longer function as exterior walls and removal of more than fifty percent of the existing
roof structure and exterior roof sheathing… .”; and
WHEREAS, based on the foregoing sections of the City Code, the Community
Development Director determined that the Applicants must now apply for Administrative Design
Review for a new home; and
WHEREAS, the Applicants appealed the above referenced determination by the
Community Development Director; and
WHEREAS, on May 8, 2019, the Planning Commission held a duly noticed public hearing
on the subject appeal, and considered evidence presented by City staff, the applicants, and other
interested parties.
NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds,
determines and resolves as follows:
Attachment 1
127
Resolution No. 19-011
Section 1: The recitals set forth above are true and correct and incorporated herein by
reference.
Section 2: Pursuant to Public Resources Code Section 20180(b)(5) and California
Environmental Quality Act (CEQA) Guidelines Section 15270(a), CEQA does not apply to
projects that an agency rejects or disapproves, and the denial of the appeal is a rejection or
disapproval of a project.
Section 3: The Project exceeds the threshold of a demolition pursuant to City Code Section
15-06.195.
Section 4: The City of Saratoga Planning Commission hereby denies APPC19-0001 and
upholds staff’s determination that the scope of work for the project is a demolition of the existing
home pursuant to City Code Sections 15-06.195 and Administrative Design Review is required
pursuant to City Code Section 15-45.065.
PASSED AND ADOPTED by the City of Saratoga Planning Commission this 8th day of May
2019 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________________
Sunil Ahuja
Chair, Planning Commission
128
20740 Canyon View
Site Photos
April 23, 2019
Attachment 2
129
REPORT TO THE
PLANNING COMMISSION
Meeting Date:May 8, 2019
Application:Temporary Off-Site Signs Ordinance/ZOA19-0002
Owner / Applicant:City of Saratoga
From:Debbie Pedro, Community Development Director
Report Prepared By:Paige Olanié, Code Enforcement Officer
STAFF RECOMMENDATION
Approve Resolution No.19-010 recommending that the City Council adopt the proposed ordinance
amending Section 15-30.135 of the Saratoga Municipal Code regarding temporary off-site signs in
residential districts.
BACKGROUND
In 2017, the City Council amended the Sign Ordinance to establish regulations for temporary off-
site signs in residential districts. On March 6, 2019, the City Council discussed the efficacy of the
sign regulations and directed staff to prepare an amendment to the Sign Ordinance to limit
temporary off-site signs.
DISCUSSION
The purpose of the ordinance amendment is to preserve the residential character of the community
by curbing the proliferation of improperly placed off-site signage. No change is proposed for
existing regulations regarding signs allowed under Section 15-30.060 of the City Code including
temporary special event signs and temporary noncommercial signs. The draft Ordinance is included
as Exhibit A to the attached Resolution.
PUBLICCOMMENTS
To date, staff has not received any comments from the public.
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act, the ordinance amendment is exempt under
CEQA Guidelines Section 15061(b)(3), in that it is not a project which has the potential of causing a
significant effect on the environment.
ATTACHMENTS
1. Resolution
2. Article 15-30 (Sign Ordinance)
130
RESOLUTION NO. 19-0010
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL ADOPT AN ORDINANCE AMENDING
SARATOGA CITY CODE SECTION 15-30.135 CONCERNING TEMPORARY OFF-
SITE SIGNS IN RESIDENTIAL DISTRICTS
WHEREAS, On March 6, 2019, the Saratoga City Council directed staff to amend the
Section 15-30.135 of the Zoning Code to limit temporary off-site signs in residential districts; and
WHEREAS, the amendment will achieve the objective of preventing sign clutter and
preserving the residential character and general welfare of the community.
WHEREAS, on May 8, 2019, the Planning Commission held a duly noticed public hearing
on the draft ordinance, and considered evidence presented by City staff, the public, and other
interested parties. All comments raised during the Public Hearing on the Project were considered
by the Planning Commission.
WHEREAS, the changes to the Sign Ordinance is determined to be Categorically Exempt
from the California Environmental Quality Act (CEQA) pursuant to CEQA Guideline section
15061(b)(3), in that it is not a project which has the potential of causing a significant effect on the
environment.
NOW THEREFORE, the Planning Commission of the City of Saratoga hereby
recommends the following to the City Council:
1.Approve the amendments to the Sign Ordinance as set forth in Exhibit A.
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 8th day of
May 2019 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Sunil Ahuja
Chair, Planning Commission
Attachment 1
131
Page 2
Exhibit A –Amendments to the City Code
Related to Temporary Off Site Signs
Proposed Amendments to Article 15-30 – SIGNS
15-30.135 – Temporary off-site signs in residential districts.
In addition to other signs allowed pursuant to this Article, the following signs are allowed on lots
in residential districts without a permit:
Temporary off-site signs are only allowed in a residential zoning district, provided that:
(1) No sign shall be located in the public right of way including but not limited to any
median, street, travel lane, sidewalk, or landscape/parkway strip located between a
sidewalk and street.
(2) No more than one temporary off-site sign is allowed per residential lot.
(3) The sign shall be located in the front yard.
(4) The property owner has given permission for the sign placement.
(5) The sign shall not exceed two square feet in area and three feet in height.
(6) No sign shall include balloons, ribbons, streamers, lighting, or other attention getting
device.
1111932.1
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Page 1 of 12
Excerpts from Saratoga Code of Ordinances, Article 15-30 - SIGNS
15-30.010 - Purposes of Article 15-30.
The purposes of the regulations in this Article are to:
(a)Ensure high-quality designed signs are compatible with adjacent land uses and
preserve the residential character of the City;
(b)Prevent substandard sign generation and sign clutter which is counterproductive to
business and visually unattractive to the community;
(c)Direct persons to various activities and enterprises in the City;
(d)Protect the public safety and reduce traffic and safety hazards through proper
location and design of signs; and
(e)Provide a reasonable and constitutional system of sign control including the quantity,
type, placement, size, illumination and design of signs.
(Ord. No. 291, § 2, 5-2-2012)
15-30.020 - Definitions.
For the purposes of this Article, the following words and phrases shall have the meanings
respectively ascribed to them in this Section, unless the context or provision clearly requires
otherwise:
(a)Active construction means ongoing construction or remodeling under an active City
permit.
(b)Actively marketed means currently marketed for sale or lease.
(c)Advertising display or advertising sign means any sign promoting a business or the
sale of a good, service, or other commodity.
(d)A-frame sign means a sign with two sides that are adjoined at the top and sloping
down at opposite angles.
(e)Alteration means any change of size, shape, illumination, position, location,
construction or supporting structure of an existing sign.
(f)Building sign means a wall sign or a projecting sign.
(1)Wall sign means a sign that is erected, printed, painted, incorporated into,
suspended from or otherwise affixed to a wall or fascia of a building or structure
with the exposed face of the sign parallel to the plane of the wall.
(2)Projecting sign means a sign that projects outward from a building at a
perpendicular angle or hangs below an awning, canopy, overhang, or covered
walkway.
Attachment 2
133
Page 2 of 12
(g)Business is defined in Section 4-05.020 of this Code. No single tenant or building
occupant shall have more than one primary business at one location for the purposes
of this Article.
(h)City means the City of Saratoga, California.
(i)Director means the Community Development Director or designee.
(j)Double-faced sign means a sign with two faces, with each face oriented one hundred
eighty degrees (back-to-back) from the other.
(k)Electronic sign means a sign which uses electrified or luminous materials to display a
fixed graphic or message to the public.
(l)Freestanding sign means a self-supported sign either mounted on one pole (pole sign)
or mounted to the ground (monument sign).
(m)Hand-held sign means a sign that is held or carried by a person, rather than placed
on the ground or other support structure.
(n)Illuminated sign means a sign illuminated by either internal or external lighting.
(1)Internally illuminated sign means a sign with a source of illumination that is
completely enclosed by the surface of the sign structure or the characters of the
sign.
(2)Externally illuminated sign means a sign with a source of illumination that is not
completely enclosed by any portion of the sign.
(3)Halo-lit sign means a sign in which the light reflects back off the solid face of the
sign or channel cut letter, and onto the facade of the building to give it a halo
effect.
(o)Mobile billboard advertising display means an advertising display that is attached to
a wheeled, mobile, nonmotorized vehicle that carries, pulls, or transports a sign or
billboard and is used for the primary purpose of advertising.
(p)Multi-family dwelling is defined in subsection 15-06.240(c) of this Code.
(q)Noncommercial sign or message means a sign or message other than an advertising
display or sign.
(r)Off-site sign means an advertising sign that identifies or advertises a location, service,
activity, or good sold elsewhere than upon the same site where such a sign is
displayed.
(s)On-site sign means an advertising sign that identifies or advertises an establishment,
service or activity that is or will be provided on the same premises.
(t)Permanent sign means a sign that is constructed to be used for an unlimited period of
time and that is affixed to the ground, wall, or building in a permanent manner.
(u)Sign means any structure or material that is used to advertise, announce, identify,
direct attention to, or communicate a message, and which is visible from any adjacent
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Page 3 of 12
property, public right-of-way, or public parking lot. The word "sign" includes, but is not
limited to, any letter, writing, graphic, pictorial representation, logo, trademark,
symbol, or any other figure. The word "sign" includes, but is not limited to, a banner,
building sign, canopy sign, awning sign, freestanding sign, subdivision sign, and
window sign. A mural, sculpture, or seasonal decoration that does not promote or
advertise a commercial event, service for hire, or product for sale is not a "sign" for
purposes of this Article.
(v) Sign district means a designated area within the City of Saratoga within which certain
regulations apply to signs erected, installed, or retained. The sign districts include
permitted nonresidential uses other than institutional, public, and quasi-public uses. A
map of the sign districts is available at the Community Development Department.
(1) Village Sign District. This sign district includes all lots with permitted
nonresidential uses on Big Basin Way.
(2) Quito Sign District. This sign district includes all lots with permitted
nonresidential uses on Cox Avenue, Village Drive, and Saratoga Avenue between
Cox Avenue and Vineyard Lane.
(3) Prospect Sign District. This sign district includes all lots with permitted
nonresidential uses on Prospect Road between Lawrence Expressway and
Saratoga Avenue.
(4) Saratoga-Sunnyvale Sign District. This sign district includes all lots with
permitted nonresidential uses on:
a. Saratoga-Sunnyvale Road between Prospect Avenue and Aloha Avenue.
b. Prospect Road between Saratoga-Sunnyvale Road and the Highway 85
underpass.
c. Saratoga Avenue between Park Place and the intersection of Saratoga-
Sunnyvale Road and Saratoga-Los-Gatos Road.
d. Saratoga-Sunnyvale Road between Prospect Avenue and the train tracks
(north of Manor Drive).
(w) Sign program means a master plan for signage approved by the Planning Commission
pertaining, but not limited to, the area, dimension, color, material, design, size,
placement, and illumination of all signs to be erected or installed on a building(s) or
lot.
(x) Street frontage means the property line of a site abutting a street.
(y) Temporary sign means a sign that is displayed for a limited period of time.
(z) Tenant frontage means the width of tenant space, measured in lineal feet, where the
most-traveled customer entrance to an individual establishment is located. If the
tenant space is located on the corner of a building facing either a street, driveway, or
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Page 4 of 12
parking lot, the width of both sides of the tenant space may be used for calculating
allowable sign area.
(aa) Traffic control sign or device means any nonadvertising sign, signal, marking or
device used for the purpose of regulating, warning or guiding traffic, parking, loading,
or pedestrian movement.
(bb) Use means the primary function of an establishment, institution or other entity
operating at a site or structure. No single business shall have more than one primary
function for the purposes of this Article.
(cc) Window sign means a sign that is displayed on a window, or within five feet of a
window, and is visible from a street, walkway, parking lot, or other place that is
accessible to the public.
(Ord. No. 291, § 2, 5-2-2012)
15-30.030 - General provisions.
(a) General compliance. No sign shall be erected, installed, altered or maintained in the City,
including within or upon public and private streets therein, except in conformity with the
provisions of this Article, and the particular regulations of the district in which the sign is
located.
(b) Construction standards. All signs shall be constructed in such manner as to protect the
public safety. Construction of permanent signs shall be as set forth in the latest edition of
the California Building Code or other construction standard adopted by the City.
(c) Street intersections. No sign or sign element exceeding three feet in height shall be
located within a triangle having sides fifty feet in length from a street intersection (as
measured from intersecting curblines or intersecting edges of the street pavement where
no curb exists) unless otherwise approved by the City.
(d) Driveway intersections. No sign or sign element exceeding three feet in height shall be
located within a triangle having sides twelve feet in length from either side of a driveway
where it intersects with edge of pavement.
(e) Site restriction. All signs advertising a good, service, or any other commercial activity shall
be located on the same lot as the business or entity selling the good, offering the service,
or engaging in the advertised commercial activity, except as otherwise expressly provided
in this Article. This restriction does not apply to signs displaying only noncommercial
messages.
(f) Multiple uses on same site. The allowable area of signage for a single use shall not exceed
the maximum allowable area of signage for that individual use, regardless of the amount of
signage allowed for other uses on the site.
(g) Reduction of sign area, height, type, and number. The regulations concerning sign area,
height, type, or number, do not confer upon any person the right to erect, install or
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Page 5 of 12
maintain a sign or signs having such maximum area, height, type, or number. The
approving authority may require that the area, height, type, or number of sign(s) be
reduced below the maximum set forth herein, based upon a written finding that such
reduction is necessary to satisfy the criteria set forth in this Article. The approving authority
shall not consider the content of the proposed sign in making this finding.
(h) Legibility. All signs shall be legible under normal viewing conditions.
(i) Maintenance of signs.
(1) All signs shall be maintained in a secure and safe condition.
(2) All signs shall be kept free of rust, corrosion, peeling paint, cracks, fading, torn and
tattered materials, or other surface deterioration.
(3) Illuminated signs shall function as designed and permitted.
(4) Signs that are not maintained in accordance with subsections 15-30.030(i)(1)—(3),
whether conforming or legal nonconforming as defined in Section 15-30.190(b), shall
be subject to abatement in accordance with this Article.
(j) Application of Article. Notwithstanding Section 15-30.050 of this Code, this Article shall
apply to City property.
(Ord. No. 291, § 2, 5-2-2012)
15-30.050 - Prohibited signs.
The following signs are prohibited everywhere within the City:
(a) Signs made of reflective material, and signs incorporating flashing or moving parts,
except for traffic control signs or devices erected by a governmental entity. Televisions
or monitors less than three square feet in area are excluded from this prohibition.
(b) Mobile billboard advertising displays.
(c) Advertising displays that are painted or attached to a vehicle parked on any property
for more than forty-eight hours within a one-week period, if the sign is larger than
twenty percent of the body panel (e.g. door, hood, roof) on which it is located.
(d) Streamers, balloons, flares, pennants, twirlers and similar attention-getting devices
on or incorporated into any advertising display.
(e) Posters, placards, announcements, and advertisements that are erected on any fence,
pole, tree, pavement, wall, bus stop, bench, or any other object permanently affixed in
or upon a public highway, public street or public right-of-way except as authorized by
subsection 15-30.060(k).
(f) Obscene signs, which are defined as signs containing depictions or representations
which:
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(1) Taken as a whole, the average person, applying contemporary community
standards, would find appeals to the prurient interest;
(2) Depict or describe, in a patently offensive way, sexual conduct specifically
defined by California law; and
(3) Taken as a whole, lack serious literary, artistic, political, or scientific value.
(g) Signs that obstruct any door, window, fire escape or other egress path from any
building.
(h) Signs or sign structures that are in streets or travel lanes; conflict with traffic control
signs or devices; interfere with, obstruct, or misdirect traffic; impede traffic or
pedestrian movement; obstruct the clear view of vehicular or pedestrian traffic; are
located in a median at a location other than one authorized by subsection 15-
30.060(k); or otherwise create a pedestrian or vehicular safety hazard.
(i) Any signs other than those allowed by this Article.
(Ord. No. 291, § 2, 5-2-2012; Ord. No. 311, § 1, 12-4-2013)
15-30.060 - Signs allowed in any zoning district without a sign permit.
The following signs are allowed without a sign permit in any zoning district in the City:
(a) Flags, provided that they display only noncommercial messages. The aggregate area
of all flags displayed on any lot shall not exceed thirty square feet. No flagpole shall be
higher than twenty-five feet.
(b) Hand-held signs displaying noncommercial messages.
(c) Window signs, provided that the signs do not comprise more than twenty-five
percent of the area of any individual window.
(d) Temporary special event signs as approved under a special event permit issued per
City Code Article 10-10, provided that:
(1) No individual sign shall exceed ten feet in height and sixty square feet in area;
(2) The signs shall not be illuminated.
(3) No sign shall be thicker than one-half inch, except for support posts firmly
planted in the ground.
(4) A special event sign located on private property may incorporate balloons,
ribbons, streamers, or other attention-getting devices (excluding lights), provided
these devices are not displayed for more than twenty-four consecutive hours at a
time, nor more than six twenty-four-hour periods in any one year.
(5) No signs shall be located on private property without the permission of the
property owner.
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(e) Temporary noncommercial signs (including, but not limited to, election signs),
provided that:
(1) No sign shall be displayed for more than seventy-five cumulative days within a
one-year period.
(2) No sign shall exceed four square feet in area and four feet in height.
(3) The sign shall not be illuminated.
(4) No sign shall be thicker than one-half inch, except for support posts firmly
planted in the ground.
(5) A temporary, noncommercial sign located on private property may incorporate
balloons, ribbons, streamers, or other attention-getting devices (excluding lights),
provided these devices are not displayed for more than twenty-four consecutive
hours at a time, nor more than six twenty-four-hour periods in any one year.
(6) No signs shall be located on private property without the permission of the
property owner.
(f) Temporary signs on lots with active construction. In addition to the temporary,
noncommercial signs allowed pursuant to subsection 15-30.060(e), up to two
temporary, nonilluminated on-site or noncommercial signs on any active construction
site, provided that:
(1) The sign shall be located on the same lot as the construction project.
(2) One sign may be freestanding, but in such case shall not exceed six feet in height.
(3) One sign may be located on a construction fence.
(4) No sign shall exceed fifteen square feet in area.
(g) Banners on light poles erected or cosponsored by a governmental entity.
(h) Traffic control signs and devices erected by a government entity. Lots with a parking
area exceeding ten spaces may have up to four signs for every ten parking spaces,
where each sign shall not exceed two square feet in area and four feet in height.
(i) Utility location signs, utility identification signs, and utility markers erected by a
governmental entity.
(j) City entrance signs. One permanent sign adjacent to an arterial street at each
entrance to the City. The total sign area of each sign shall not exceed fifty square feet.
(k) City median signs. Temporary signs in medians erected by a government entity at
locations and in such numbers and sizes approved by the City Manager. The City
Manager shall determine safe locations, numbers, and sizes for City median signs, and
shall make this information available to the public. Temporary signs displayed by
others at these approved locations are permissible if:
(1) No government entity is displaying its own sign(s) at the approved location(s);
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(2) An application has been submitted to the City Manager to locate non-
government signs at the approved locations and the City Manager has authorized
the use, pursuant to procedures established by the City Council or City Manager;
(3) Temporary signs are non-commercial and announce events that (1) are
noncommercial; (2) will be held in Saratoga; (3) are open to the general public and
(4) are held by either (a) a nonprofit organization; (b) an individual or group
without charge; or (c) an individual or group with a charge for the purpose of cost-
recovery or raising funds on behalf of a nonprofit organization.
(4) The temporary signs comply with such other requirements as may be adopted by
the City Council or City Manager regarding the duration, size, installation and
related matters other than the content of the sign.
(Ord. No. 291, § 2, 5-2-2012; Ord. No. 307, § 1.C.13, 10-16-2013; Ord. No. 311, § 1, 12-4-2013;
Ord. No. 353, § 1(Att. A), 12-20-2017)
15-30.110 - Temporary on-site signs on lots in any sign district.
In addition to other signs allowed pursuant to this Article, temporary on-site signs that
comply with each of the following standards are allowed on lots in any of the four sign districts
without a permit:
(a) One temporary banner or freestanding on-site sign provided that:
(1) Temporary on-site banner shall comply with the following:
a. The banner shall only be placed on a building.
b. The banner shall not exceed ten square feet in area.
c. The banner shall be constructed of durable all-weather fabric or synthetic
material.
d. Each lot shall be free of temporary on-site banners at least one hundred
eighty days in a calendar year.
e. No individual temporary on-site banner shall be displayed more than thirty
consecutive days.
(2) Temporary on-site freestanding sign (including, but not limited to, A-frame type
sign) shall comply with the following:
a. The sign shall only be located within ten feet from the primary entrance to
the building and shall not impede pedestrian travel.
b. The sign shall not exceed six square feet in area and four feet in height.
c. The sign shall not be affixed to any tree or structure.
d. The sign shall only be displayed when the business is open.
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e. The sign shall be constructed of durable all-weather wood, metal, and/or
blackboard.
(b) No business shall display more than one temporary on-site sign at any one time.
(c) No temporary on-site sign shall be located within ten feet of another temporary
sign.
(d) No temporary on-site sign shall be illuminated.
(e) No temporary on-site sign shall include balloons, ribbons, streamers, lights, or
other attention-getting devices.
(f) No temporary on-site sign shall be located on any median, street, or travel lane,
or upon any sidewalk where it impedes pedestrian travel.
(Ord. No. 291, § 2, 5-2-2012; Ord. No. 342, § 1(Att. A, § 4), 10-19-2016; Ord. No. 353, § 1(Att.
A), 12-20-2017)
15-30.135 - Temporary off-site signs in residential districts.
In addition to other signs allowed pursuant to this Article, the following signs are allowed
on lots in residential districts without a permit:
Temporary off-site signs are only allowed in a residential zoning district, provided that:
(1) No sign shall be located in the public right-of-way including but not limited to any
median, street, travel lane, sidewalk, or landscaping/parkway strip located
between a sidewalk and street.
(2) No more than one temporary off-site sign is allowed per residential lot.
(3) The sign shall be located in the front yard.
(4) The property owner has given permission for the sign placement.
(5) The sign shall not exceed two square feet in area and three feet in height.
(6) No sign shall include balloons, ribbons, streamers, lighting, or other attention-
getting devices.
(Ord. No. 291, § 2, 5-2-2012; Ord. No. 342, § 1(Att. A, § 4), 10-19-2016; Ord. No. 352, § 1, 11-1-
2017)
15-30.140 - Temporary on-site sign on lots with residential properties actively marketed for sale
or lease.
In addition to other signs allowed pursuant to this Article, the following signs are allowed
on lots with residential properties actively marketed for sale or lease without a permit:
(a) One temporary on-site sign may be located on a property that is actively marketed for
sale or lease, provided that:
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(1) The sign shall not exceed four square feet in area and six feet in height.
(2) The sign shall not include balloons, ribbons, streamers, lights, or other attention-
getting devices.
(Ord. No. 291, § 2, 5-2-2012; Ord. No. 353, § 1(Att. A), 12-20-2017)
15-30.145 - Temporary on-site sign on lots with commercial properties actively marketed for sale or lease.
In addition to other signs allowed pursuant to this Article, the following signs are allowed on lots with
commercial properties actively marketed for sale or lease without a permit:
(a) One temporary on-site sign per use may be located on a property that is actively marketed for sale
or lease, provided that:
(1) The sign area for any one use shall not exceed ten square feet. If the sign is advertising three or
more uses, it shall not exceed twenty-four square feet in area.
(2) No sign shall exceed six feet in height.
(3) No sign shall include balloons, ribbons, streamers, lights, or other attention-getting devices.
(Ord. No. 291, § 2, 5-2-2012; Ord. No. 353, § 1(Att. A), 12-20-2017)
15-30.190 - Sign conformance, violations and abatement of illegal signs.
(a) Illegal signs. Any sign, including its supporting structure, other than a legal nonconforming
sign, as defined in subsection 15-30.190(b), that is in violation of this Article shall be
deemed to be a public nuisance and shall be made to immediately conform by written
notice.
(b) Legal nonconforming signs. A "legal nonconforming sign" is a permanent sign that was in
existence on the effective date of the ordinance adopting this Article and that does not
conform to the provisions of this Article.
(1) A permanent "legal nonconforming sign" shall not be considered an "illegal sign", or
in violation of this Article, or required to be removed or made to conform, unless:
a. It is altered or relocated, or
b. A conditional use permit for a new use, or design review pursuant to City Code
Section 15-46.060, is required for the property on which the "legal nonconforming
sign" is located.
(2) Temporary signs and window signs are not considered permanent legal
nonconforming signs for the purposes of this Article.
(3) The owner of the sign shall bear the burden of demonstrating to the Director that the
sign was in existence on the effective date of the ordinance adopting this Article, and
the Director's determination shall be final.
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(4) Notwithstanding the foregoing, all legal nonconforming signs must comply with the
maintenance requirements of subsection 15-30.030(i).
(c) Illegal signs on public property.
(1) Any sign other than an off-site sign located upon or affixed to any public property in
violation of the provisions of this Article is subject to removal, upon the City giving at
least three days' prior written notice of such violation and intended removal to the
sign owner. If the sign owner cannot be ascertained or found after reasonable efforts
to do so, the notice shall be posted upon the sign for a period of at least three days
prior to the removal of the sign. Any such sign that constitutes an immediate and
substantial hazard to the public health or safety may be promptly abated and removed
with written notice of the removal provided to the sign owner, or without notice if the
owner cannot be promptly ascertained.
(2) Notwithstanding any other provision of this Code, any off-site sign located upon or
affixed to any public property (including but not limited to any median, street, travel
lane, sidewalk, or landscaping/parkway strip located between a sidewalk and street) in
violation of the provisions of this Article is subject to immediate removal. The City shall
make a reasonable attempt to identify the owner of the sign and shall mail notice of
the removal to the owner of the sign within three business days of the date of
removal. A sign that has been removed pursuant to the paragraph shall be retained by
the City and may be retrieved by the owner in accordance with subsection 15-
30.190(d).
(d) Sign removal. Except as provided in subsection 15-30.190(b), all signs presently existing
and not in conformity with the provisions of this Article constitute a violation of this Code
and shall be removed or made to conform to the provisions of this Article.
(1) Any sign removed pursuant to this Article will be retained by the City for a period of
at least ten days, during which the sign owner may retrieve the sign upon payment of
all removal costs or an administrative fine established by the City Council, whichever is
greater. Any person desiring to contest such payment may request a hearing before
the Community Development Director, who shall waive the payment if he determines
that the sign did not violate any provisions of this Article. The decision of the
Community Development Director can be appealed to the City Council.
(2) Any sign not retrieved within the ten-day period shall conclusively be deemed to have
been abandoned by the owner thereof and may be destroyed or otherwise disposed of
by the City. The City shall have the right to recover from the owner of such sign all
removal and destruction costs.
(e) [Violation.] Each sign found to be in violation of any provision of this Article shall
constitute a separate violation of this Code.
(f) [Additional enforcement.] The enforcement of sign regulations pursuant to this Section
shall be in addition to any other rights and remedies available to the City under Chapter 3
of this Code by reason of the same violation.
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(Ord. No. 291, § 2, 5-2-2012; Ord. No. 342, § 1(Att. A, § 4), 10-19-2016; Ord. No. 353, § 1(Att.
A), 12-20-2017)
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