E I C H L E R

D E S I G N

H A N D B O O K

F A I R G R O V E

January 16, 2001 City of Cupertino Community Development Department

T A B L E

O F

C O N T E N T S

I N T R O D U C T I O N
Why Guidelines? Where Is Fairgrove? What Is An Eichler? Additions, Remodels, and New Homes in Fairgrove

V O L U N T A R Y

G U I D E L I N E S

Eichler Design Elements Rooflines Building Form

Glazing Building Materials

Colors Exterior Accessories Streetscape Two Story Homes g

T H E

Z O N I N G

C O D E

R1e Eichler Development Standards Setbacks Building Design Requirements Privacy Protection Requirements

E X H I B I T S

&

R E S O U R C E S

A. Map of Fairgrove B. Zoning Code Matrix Fairgrove Neighborhood C. Eichler Resources Sources

I N T R O D U C T I O N

WHY GUIDELINES?
Cupertino has a special community character, which contributes to its unique quality of life and sense of place enjoyed by people who live and work here. Neighborhoods play a vital role in illustrating this community quality of living.

The City was approached by some residents of the Fairgrove neighborhood concerned about preserving the identity of their neighborhood and the privacy of existing homes as growth and development occurred. A citywide architectural survey by the City confirmed that Fairgrove, with its unique Eichler homes, was worthy of preservation. The collaboration between the Fairgrove neighborhood, an architectural consultant, and the City, led to the adoption of the R1e - Single Family Eichler development standards and the rezoning of Fairgrove as an R1e district.

The Eichler Design Guidelines take the next step in encouraging Eichler homeowners towards successful design solutions while preserving the identity of their neighborhood. The guidelines can also be used as a resource by Fairgrove homeowners interested in preserving the Eichler style while remodeling their

homes. Since architectural creativity and todays changing needs are of importance to homeowners, the guidelines focus only on those exterior elements of the Eichler architectural style that are essential for the preservation of neighborhood character.

WHERE IS FAIRGROVE?
The Fairgrove neighborhood is zoned R1e
P H IL C O U RT
T A NT A U A V E N UE P HI L L A N E

Eichler Single Family and includes the area bounded by Phil Lane to the north,

ST E N DHA L L A NE

Tantau Avenue to the east, Bollinger to the south, and Miller Avenue to the west.

SH A D Y G R O V E D RI VE

Figure 1 shows the boundaries of the Fairgrove neighborhood (see Exhibit A for a detailed map). The Fairgrove neighborhood consists of a group of 220
E D R IV E

SH A D Y GR O V E
H YD E A V E N U E

CO U R T
M IL L ER A V ENU E

B R OO K G R OV E L A N E

FE R N G R OV

Eichler homes built in the early 1960s, which have maintained a consistent Eichler architectural style.
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D BO L L IN G E R R O A

FIG. 1 FAIRGROVE NEIGHBORHOOD

EICHLER DESIGN GUIDELINES

WHAT IS AN EICHLER?
Eichlers are modernist style homes built by developer, Joseph Eichler, from the late 1940s through the late 1970s. The homes gained popularity in part, due to

the postwar housing crisis following World War II. Eichler homes exemplified a regional architectural style for the Bay Area's temperate climate with an emphasis on modern, geometric lines, indoor-outdoor living through open plans, and glazed atriums,

and technological innovation such as radiant-heat floors. Eichler homes have a unique design largely characterized by single stories with

mostly low pitched or flat roofs, multiple indoor/outdoor patios or atriums, slab foundations, and extensive glass.

REVIEW PROCESS FOR ADDITIONS, REMODELS, AND NEW HOMES IN FAIRGROVE

Additions, remodels, and new homes in the Fairgrove Neighborhood are subject to the following:
n

apply to the Fairgrove neighborhood. The guidelines are voluntary and are meant to guide and encourage residents towards successful improvement solutions while preserving the neighborhoods unique assets.
n

Voluntary Eichler Design Guidelines - The guidelines illustrated in Chapter 2

Single Family - R1 Zones Chapter 19.28 of the Zoning Code - All new house construction, additions, and remodel projects in the entire City including the Fairgrove neighborhood, are required to conform to the R1 Zoning Code.

R1e -Eichler Development Regulations Chapter 19.28.100 of the Zoning Code All new house construction, additions, and remodel projects in the Fairgrove Neighborhood are required to conform to the R1e regulations. illustrated in Chapter 3. They are

Exceptions to the R1 or R1e Code in the Fairgrove Neighborhood will be subject to review by the Citys Design Review Committee.
Exhibit B in Chapter 4 contains a matrix outlining R1, R1e, and Eichler Design Guidelines applicable to the Fairgrove neighborhood.
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V O L U N T A R Y

G U I D E L I N E S

The Eichler Design Guidelines in this chapter are voluntary and contain information on basic principles of Eichler architecture for homeowners intending to remodel, expand, or replace their Eichler home. Architectural creativity and todays changing needs are of importance to individual homeowners; therefore the guidelines focus

on only those exterior elements of architectural style that are considered essential for the preservation of neighborhood character.

EICHLER DESIGN ELEMENTS

There are several key design elements that form the Eichler style, including: rooflines, building form, glazing, materials, details, and streetscape. Additions, renovations, and new homes should, therefore, conform to the following basic standards:

R O O F L I N E S should consist of the following types: Broad low-pitched gables with deep overhangs facing the street with ridgeline perpendicular to the street.

Combination of low-pitch gables with overhangs and flat roofs. Roof overhangs at all sides of the building that overhang. match the original

Flat roof with overhangs

DESIRABLE

Flat roof elements at different heights with or without deep overhangs. Hip roofs are not desirable.
Hip roofs are not desirable

Flat roofs at different heights

DESIRABLE

NOT DESIRABLE

EICHLER DESIGN GUIDELINES

BUILDING FORM Eichler forms were derived from simple geometric floor plan designs. In order to maintain compatibility, plans for additions and new homes should substantially conform to the following: RECTANGULAR

L-SHAPED

H-SHAPED

C-SHAPED Plans may have rooms with different wall heights resulting in multiple roof elements in one house.

GUIDELINES

GLAZING Glass on gable ends or tall wall is a common feature of Eichler homes.

Glass on gable end w/o grids

DESIRABLE

Large panes of glass w/o grids

Glazing consists of large panes of glass without grids.

DESIRABLE

BUILDING MATERIALS: Eichlers were originally designed with a limited palette of palette of materials. Materials used in additions and remodeling projects should therefore substantially conform to the following: Redwood/plywood vertical siding with widths from 1-1/8 inches to 6 inches on walls and garage doors. 2x tongue & groove planks on soffits.
Vertical siding with widths from 1-1/8 to 6 inches

DESIRABLE
Square end beams

Concrete fireplaces.

block

or end

brick wood

Brick fireplace

Simple square beams and posts.

DESIRABLE

EICHLER DESIGN GUIDELINES

COLORS Exterior colors should be muted earth-tone colors such as brown, tan, rust, green, light gray, and desert sand. Bright colors should be sparingly used, mostly as accents on key building features such as doors.
Muted earthtone colors

Bright accent color

on door

DESIRABLE

EXTERIOR ACCESSORIES Exterior Accessories such as lighting fixtures should have a simple, modernistic geometric design.

NOT DESIRABLE

DESIRABLE

STREETSCAPE Eichler homes usually have open front yards with walkways and planting beds laid out in simple geometric patterns.
Open front yard with geometric landscaping

DESIRABLE

GUIDELINES

Since Eichler homes generally have very little glass

exposure to the street, there is no need for screening from the street with fences or hedges in the front yard setback.

Additional screening not required in front yard

DESIRABLE

TWO-STORY HOMES IN AN EICHLER NEIGHBORHOOD Eichlers were largely designed as single-story structures. Therefore, second-

story additions to Eichlers, or two-story structures in an Eichler neighborhood, present a design challenge. Two-story homes in the Fairgrove neighborhood should conform to the recommendations below in order to end up with a design that is consistent with the existing structure and is compatible with its Eichler neighborhood. Second story roofs should match the form and pitch of first floor rooflines. Second story walls should be set back from first floor walls to minimize appearance of second story to street.
Second story not set back from first story

Second story walls may align with first story walls when the wall occurs at rear of the atrium in an atrium model.

NOT DESIRABLE

Care must be taken in the

design of second story glazing to avoid privacy invasion to

Eichler homes to the rear, as

they often have large panes of glass in atriums and rear elevations.

Second story set back from first story

DESIRABLE
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EICHLER DESIGN GUIDELINES

T H E

R 1e

Z O N I N G

C O D E

All new house construction, addition and remodel projects in the City must conform to the R1 zoning code regulations in Chapter 19.28 of the Zoning Code. In addition, new house construction, additions and remodel projects in the Fairgrove Neighborhood must conform to the following Chapter 19.28.100 Development Regulations Eichler (R1e) as follows:

ZONING CODE - CHAPTER 19.28.100 DEVELOPMENT REGULATIONS EICHLER (R1-e)

R1-e single-family residence Eichler districts protect a consistent architectural form through the establishment of district site development regulations. Regulations found in the other sections of this ordinance shall apply to properties

zoned R1-e. In the event of a conflict between other regulations in this chapter and this section, this section shall prevail. Nothing in these regulations is intended to preclude a harmonious two-story home or second story addition. A. SETBACK FIRST STORY 1. The minimum front yard setback is twenty feet. B. BUILDING DESIGN REQUIREMENTS 1. Entry features facing the street shall be integrated with the roofline of the house.
Low pitch gable 3:12

2. The maximum roof slope shall be 3:12 (rise over run).

Entry integrated into roofline First floor less than 12 inches above grade

DESIRABLE

Entry not integrated into existing roofline

NOT DESIRABLE
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R1E ZONING CODE

3. Wood or other siding material located on walls facing a public street (not including the garage
Siding with 6 inch vertical grooves

door) shall incorporate vertical grooves, up to six inches apart.

DESIRABLE 4. The building design shall incorporate straight architectural lines, rather than curved lines. 5. Second story building wall offsets described in section 19.28.060 (D)5b are not required for homes in the R1-e zone. 6. The first floor shall be no more than 12 inches above the existing grade. 7. Exterior walls located adjacent to side yards shall not exceed nine feet in height measured from the top of the floor to the top of the wall plate. DESIRABLE
Exterior walls not greater than 9 ft. to top of wall plate

C. PRIVACY PROTECTION REQUIREMENTS 1. Side & Rear Yard Facing Second Floor Windows In addition to other privacy protection requirements 19.28.060(F), the following is required for all second story windows: in Chapter

a. Cover windows with exterior louvers to a height of six feet above the second floor, or
Obscure glass

b. Obscure glass to a height of six feet above the second floor, or

c. Have a window sill height of five feet minimum above the second floor.

Window sills above five feet

DESIRABLE

EXHIBITS & RESOURCES

EXHIBIT A - MAP OF THE FAIRGROVE NEIGHBORHOOD

P H IL C OU RT

P H IL L A N E

S T E N DH A L L A NE

SH A D Y G R O V E D R I V E

B RO O K G R O V E L A NE

SH A D Y G R O V E
M I LL E R A V EN U E

H Y D E A V EN U E

C O U RT

D B O L L I N G E R RO A

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FE R N G R OV

E D R IV E

T A N TA U A V E N UE

EXHIBIT B - CODE MATRIX - FAIRGROVE NEIGHBORHOOD

The following matrix provides a brief summary of Zoning Code regulations and guidelines applicable to the Fairgrove Neighborhood. For detailed information, please refer to the Zoning Code and Eichler Design Guidelines in Chapter 3 of this report. R1 R1e

ITEM
APPLICABILITY TO FAIRGROVE LOT COV./FLOOR AREA 1 Story 2 story

Zoning Code Chapter 19.28

n

Zoning Code Chapter 19.28.100

n

EICHLER GUIDELINES

Applies

In addition to R1(in case of conflict w/R1, R1e prevails)

Voluntary

n n n n

45% 35% 35%-45% w/Design Review Second story to be 35% of first story

n n

See R1 See R1

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EXHIBITS & RESOURCES

SETBACKS (1 Story) - Front - Side

n n n n

20 min. Curved driveway- 15 min. One 10 min, other 5min. Exceptions for small lots & existing side yards 20 min. 10 min. if usable rear yard area exceeds 20 x lot width (at front setback)

20 min. (regardless of driveway curvature) See R1

- Rear

n n

See R1

EICHLER DESIGN GUIDELINES

ITEM
SETBACKS (2 Story) - Front - Side - Rear SECOND STORY WALLS

R1 Zoning Code Chapter 19.28

R1e Zoning Code Chapter 19.28.100

EICHLER GUIDELINES

n n n n n

25 min. Setback surcharge 10 min. Setback surcharge applies 25 min. 50% of 2nd story walls shall not be > 6 ht. and shall have 2 min. high overlap of 1st story roof against 2nd story wall w/4 offset

See R1 See R1 See R1

Setback from first story on front facing street

12
n n

Wall offsets required every 24 for walls > than 6 All second story roofs shall have 1min. eaves Bldg. ht. 28 max (second story setback surcharge applies for hts. above 20)

Wall offsets not required Same as R1 Height limited by side wall heights and roof slope
n

Deep overhangs facing the street.

HEIGHT

- Building ht.

- Building envelope

Max envelope - 25 degree angle above 12 ht., 5 from side property lines

- Gable ends

Gable end 20 max. from peak to natural grade

ITEM
- One Story Limits - Entry features - Side walls for corner lots

R1 Zoning Code Chapter 19.28

n n

R1e Zoning Code Chapter 19.28.100

NA
n n

EICHLER GUIDELINES
Preference for one story

For R1i zoned districts Max. height - 14 Walls facing Right-Of-Way (ROW) blank walls < 16 require: 1 offset w/min. 2 depth &. 6 width; one (1) 30x30 window; entry feature; or trellis w/landscape screening

Integrated entry feature within roofline See R1

13

- Side walls for interior lots - Ht. of First floor HILLSIDE EXCEPTIONS PRIVACY PROTECTION (for 2 story structures)
n n n

Exterior walls adjacent to side yards not to exceed 9 ht. 1st floor to top of plate First floor not to be higher than 12 above existing grade
EXHIBITS & RESOURCES

For hillside areas Planting requirements Window alignment requirements Exceptions for skylights, windows w/sills above 5 from floor, facing ROW or non-residential
n n n n

NA See R1 & additional req. below Cover windows with exterior louvers up to 6 above second floor Obscure glass up to 6 above second floor Window sill height 5 min. above second floor

EICHLER DESIGN GUIDELINES

ITEM
EXCEPTIONS/DESIGN REVIEW

R1 Zoning Code Chapter 19.28

n

R1e Zoning Code Chapter 19.28.100

n

EICHLER GUIDELINES
Follow Eichler Guidelines

Exceptions can not have unreasonable privacy or significant visual impacts

See R1

Single Family Design Guidelines Single Family Design Guidelines Compatible Neighborhood Pattern
n n

BUILDING DESIGN - Roofs

Single Family Design Guidelines Maximum roof slope 3:12

Combination of low-pitch gables and flat roofs Gable ends of roof to face street rather than side Hip roofs undesirable Vertical redwood/plywood siding with widths from 1-1/8 to 6 inches 2x tongue & groove planks on soffits Concrete block or brick fireplaces Simple square wood beams & posts Open front yard w/walkways and planting in simple geometric patterns

14

- Materials

Vertically grooved siding up to 6 apart required on walls facing street

- Streetscape

Single Family Design Guidelines

First floor front setback -20

No screening required in front yard

ITEM
- Glazing

R1 Zoning Code Chapter 19.28

R1e Zoning Code Chapter 19.28.100

n

EICHLER GUIDELINES
Glass on gable ends or tall wall
n

No grids on windows Simple, geometric floor plans in keeping with standard Eichler shapes Rect./, L, H, C

- Building Form

Single Family Design Guidelines Building Form

Design should have straight architectural lines rather than curved (building form, windows)

- Details SECOND STORY DESIGN

Exterior Accents (lighting) simple, geometric design Second story roofs should match form and pitch of second story rooflines

15

Second story wall should be set back from first floor Second story walls may align with first story walls at rear of atrium
EXHIBITS & RESOURCES

Design second story glazing to avoid privacy invasion

ACCESSORY BUILDINGS

Section 19.80

See R1

EICHLER DESIGN GUIDELINES

EICHLER RESOURCES

Jerry Ditto. Eichler Homes Design for Living . Chronicle Books, 1995. This award-winning book is a photo-essay, which chronicles the work of Joseph Eichler and his architects interest to the Eichler owner or enthusiast.

contribution to residential architecture and may be of

http://www.eichlernetwork.com The Eichler Network is a resource for Eichler enthusiasts. The network publishes a newsletter and an annual House Of Questions 2000/2001 booklet for information on home improvement, products and services.

http://www.eichlerhomes.com This website run by Eichler Homes Realty, Inc., provides real estate services for Eichler homes in California. The site also includes a link to Eichler Insights, a newsletter for Eichler homeowners and enthusiasts.

http://www.eichlersocal.com This website provided by Oaktree Realtors, Orange, CA provides real estate services for Eichler homes, and includes links and resources on Eichlers.

CREDITS

n n n n n

Architectural Consultant - Mark Srebnik, Architect, AIA, Los Altos, CA Jerry Ditto. Eichler Homes Design for Living. Chronicle Books, 1995 The Eichler Network Stephanie Raffel, Oaktree Realtors, Orange, CA

The Fairgrove Neighborhood Eichler Integrity Committee, Cupertino, CA

Cover Photographs: Sunset Magazine Home Renovation Award Winner, Eichler Tract House Rejuvenation Secoy.Kosco Architects, Orange, CA The Eichler Atrium, Photograph by Ernie Braun/Courtesy, Eichler Network Archives View of the living room in the former home of Joseph Eichler/ Courtesy of Eichler Homes Design for Living, Jerry Ditto. Watermark: Eichler home/Courtesy of Eichler Homes Design for Living, Jerry Ditto .

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