Item 7 - 45 BroadwayTOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
110 E. Main Street, Los Gatos, CA 95032
Phone: (408) 354-6874 Fax: (408) 354-7593
1. PROJECT DETAIL
HISTORIC PRESERVATION COMMITTEE
PROJECT DATA SHEET
Project address : 45 Broadway
HISTORIC PRESERVATION COMMITTEE REVIEW:
Review and recommendation of a residential exterior modification for a contributing single-
family residence in the Broadway Historic District.
2. PROPERTY DETAIL
Date structure was built: 1875
Town of Los Gatos Historic Status Code: 3D
Does property have an LHP Overlay zone? Yes
Is structure in a historic district? Yes
If yes , what district? Broadway District
If yes , is it a contributor? The property is listed as a contributor.
Findings required? No
If yes, see back page of this document.
Considerations required? Yes
If yes , see back page of this document.
Comments: The project was previously reviewed by the Historic Preservation Committee (HPC)
on August 19, 2015 and recommended for approval to relocate a contributing single-family
residence and to construct a second story addition greater than 1 00 square feet (minutes and
plans are attached). The project was approved by the Development Review Committee (DRC)
on November 17, 2015. The HPC should provide its recommendation on the applicant's
proposed exterior modification (veranda).
The applicant's materials are attached.
Required Findings
_ As required by Section 29.10 .09030(e)(2) of the Town Code for the demolition of a
single family residence (Preservation of historically or architecturally significant
buildings) and the Secretary of Interior Standards of any historic structure.
1. The building is not associated with any events that have made a significant
contribution to the Town.
2 . No significant persons are associated with the site.
3. There are no distinctive characteristics of type, period or method of construction
or representation of work of a master.
4. The structure does not yield information to Town history.
5. Structural integrity of the building.
Required Considerations
Sec. 29.80.290. Standards for review.
In evaluating applications, the deciding body shall consider the architectural style,
design, arrangement, texture, materials and color, and any other pertinent factors .
Applications shall not be granted unless:
X 2
___ 3
T own Policy
On landmark sites, the proposed work will neither adversely affect the
exterior architectural characteristics or other features of the landmark (and,
where specified in the designating ordinance for a publicly owned
landmark, its major interior architectural features) nor adversely affect the
character ofhistorical, architectural or aesthetic interest or value of the
landmark and its site.
In historic districts, the proposed work will neither adversely affect the
exterior architectural characteristics or other features of the property
which i s the subject of the application, nor adversely affect its
relationship, in terms of harmony and appropriateness, with its
surroundings, including neighboring structures, nor adversely affect the
character, or the historical, architectural or aesthetic interest or value of
the district.
For pre-1941 structures, the proposed work will neither adversely affect
the exterior architectural characteristics or other features of the property
which is th e subject of the application.
X That the work proposed is compatible with the neighborhood.
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TOWN OF LOS GATOS
11 0 East Main Street, Los Gatos, CA 95030 (408) 354-6872
SUMMARY MINUTES OF SPECIAL MEETING OF THE IDSTORIC PRESERVATION
COMMITTEE OF THE TOWN OF LOS GATOS FOR AUGUST 19, 2015, HELD IN THE
TOWN COUNCIL CHAMBERS , 110 E MAIN STREET, LOS GATOS, CALIFORNIA.
The meeting was called to order at 3:58P.M. by Chair Len Pacheco.
ATTENDANCE
Members Present: Len Pacheco , Bob Cowan, Kathryn Janoff
Members Absent: Michael Kane, Tom O'Donnell
Staff Present: Jennifer Savage, Senior Planner
VERBAL COMMUNICATIONS
None.
ITEM 1 140 FOSTER ROAD
Rob Weiner (property owner) was present.
Kathryn Janoff commented that the previous package contained compelling
historic information and when you are close to the structure you can observe the
unique architecture style. She commented that the existing structure should be
retained due to architectural interest and history.
Bob Cowan commented that the existing structure has some redeeming
architecture and provided sketches of ideas to retain the structure. The existing
building is significant. He is interested in retaining the existing architecture but
not the existing building. He suggested an outbuilding, second unit, or pool
house.
Rob Weiner commented that cut and fill limits , creek setbacks, fire department
turnaround, and slope issues may prevent them from including an outbuilding. He
can consider the other side of the bridge but the building envelope is restrictive
and he has a limit for square footage.
Bob Cowan discussed other alternatives.
Kathryn Janoff commented that the applicant 's proposal is to design a new
structure reflecting the historic structure but the Committee is asking for the
existing structure to be maintained.
Historic Preservation Committee
August 19,2015
Page 2 of4
ITEM2
Len Pacheco asked if the proposed breezeway size could be reduced to provide
area for outbuilding.
Bob Cowan recognizes materials ofthe existing structure are in disrepair.
Len Pacheco commented the Committee requests that the project preserve the
history and example of unique architecture even though the structure is in
disrepair, and suggests incorporating the existing building into the new one.
Kathryn Janoff commented that it appears the application assumed the existing
structure could be demolished. Could the proposal incorporate the design of the
old building.
Bob Cowan believes there is an opportunity to incorporate the existing
architecture into the proposed project.
Kathryn Janoff commented the project should preserve the structure in some form
and that the look is more important than the use.
Bob Cowan would support some flexibility for frame changes to fit into the new
building.
Kathryn Janoff recommends approval of the request to demolish the existing
structure provided that the original structure shall be rebuilt on the property or
integrated into the new structure as deemed appropriate by the Historic
Preservation Committee, Town staff, and the deciding body. Kathryn Janoff
commented that if the structure is rebuilt and incorporated into the new structure
then the wall height of the existing architecture may be adjusted to work with the
proposed architecture. The motion was seconded by Bob Cowan and approved
unanimously.
45BROADWAY
Jay Plett (architect) and Brad Fourcier and Laurie Baker (property owners) were
present. Jay Plett explained the changes include Sheet A-4 showing additional
windows for optional cellar noting that board and batten will be on the cellar level
(below first floor) and the size of rear yard would be the same.
Len Pach eco asked about context and how the new front setback compares to
neighboring properties.
The Committee wants to preserve the grand front yard.
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Historic Preservation Committee
August 19 , 2015
Page 3 of4
ITEM3
Jay Plett explained that the adjacent structures have similar setbacks and there is a
lot vegetation screening. The proj ect maintains grand front yard .
Kathryn Janoff commented that the project loses the tall narrow ltalianate
Victorian look with the proposed horizontal windows at cellar.
L en Pacheco agrees that if windows go away on the street facing elevation it
would be good; the windows on the sides are okay.
Bob Cowan commented that the proposal looks good as is.
Kath ryn Janoff commented that the street elevation windows, especially with
lites, detract from the existing architecture.
Kathryn Janoff recommends approval of the request with the condition that the
two front windows under bay window be removed from the proposal. The motion
was seconded by L en Pacheco and approved unanimously.
21 OAK HILL WAY
Bob Hightowe r (architect) and Sandy Kay (property owner) were present.
Len Pach eco commented that there is a mix of horizontal siding and shingles but
he does not recognize the architectural style.
Sandy commented that the siding has not been changed and her mom was told the
part of the existing structure was the post office for the novitiate.
Kathryn Janoff commented that the addition is tastefully incorporated and it is
nice that the shakes will be maintained.
The Committee consider whether there was historical significance of the colors or
if certain colors would be more appropriate.
L en Pacheco recommended rustic , non-pastel , earth tone colors . Kathryn Janoff
commented that the rich red is appropriate. The Committee commented that there
is no historic significance of white trim but the Committee has no issue with it.
Bob Co wan commented that some windows have sills and some are picture
windows.
Historic Preservation Committee
August 19 ,2015
Page 4 of4
ITEM4
ITEMS
Kathryn Janoff commented that it would not be appropriate to introduce another
window design.
Bob Cowan moved to recommend approval of the request in that the plans are
consistent with Town 's guidelines and based on findings that the work will not
adversely affect the exterior architectural characteristics or other features of the
property. The motion was seconded by Kathryn Janoff and approved
unanimous} y.
OTHER BUSINESS
a. 222 Bella Vista Avenue
Yana Kushn er and John Gilred (buyers) were present. The buyers explained
that they want to restore traditional Spanish mission mullions and grids on all
windows, doors , and sliding doors .
The Committee reviewed the plans approved in 2008, examples in "A Field
Guide to American Houses," and books presented by the buyers.
Len Pa checo commented that gridded windows are not objectionable, that the
grids should be dark, and not too thick, thin, or too multiple.
Kathryn Janoff commented that too large of a grid will read contemporary,
both grids and no grids are acceptable, and that and odd number of grids
across the vertical on arched windows may look more appropriate.
Len Pacheco and Bob Cowan agreed grids should not be too heavy and not
too fine .
The Committee agreed the buyers can choose the minimum amount of grids to
preserve the verticality and that the windows have to be wood.
The Committee agreed that the columns on the front windows are not required
but the original window recession should be maintained .
The Committee agreed that a metal front door is okay, but the height cannot
increase.
ADJOURNMENT
The meeting was adjourned at 5 :39p.m. The next regular meeting is scheduled for August 26 ,
Historic Preservation Committee
August 19,2015
Page 5 of4
2015 , at 4 :00p.m .
Prepared by:
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L O RI BAK ER A ND B R A D F O R C IER
4 5 BRO ADWAY
LOS G A T O S , 95030
408 656 5488
A REA S
5" /4 .~·/o
SITE A REA
FAR • .30 0
A LLOWED FLOOR A R EA
EXISTING CONQ ITIONS
(E) M A IN L EVEL
(E ) UPSTA IRS
(E)T O TAL LIV ING
(E) G ARAGE
(E) SERV ICE R M
(E) C O TTAGE
p ROP9S E Q A REAS
EXISTING
MAIN L EVEL w /SERV . R M 1,54 9
UPSTAIR S ~
T OTAL R E MOD E L 2 ,041
T OTAL ADDITION
TOTA L HOUSE LIVING AREA
(E ) COTTAGE
TOTAL FLOOR A R EA
PROP9SE D FAR
GffiONAL._~
AQOITJON
1 00
710
810
(E ) GARAGEISERV RM T O B E D EMOLIS H E D
11,250SF
3 ,3 75SF
1,349 S F
~
2,0 4 1 S F
200SF
200SF
2 86 SF
TOTALS
1,6 49 S F
1,4 02 S F
3 ,0 5 1 SF
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IT IS THE INTENT OF THE PROJECT T O SAVE THE ORIGINAL
HISTORIC HOME AND ADD TO THE REAR OF IT PER TOWN
DESI GN GUIDELINES. NON-HISTORIC ADDITIONS TO THE
REAR OF THE HOUSE W I LL BE REMOVED. THE EXISTING
ORINGINAL HOUSE HAS A FAILING, NON-REIFORCED BRICK
AND MORTER FOUNDATION THAT WILL BE REPLACED WITI't
A NEW, ADEQUATE CONCRETE FOUNDATION, WHICH WILL
CONTRIBUTE TO THE PRESERVATION OF THE ORIGINAL
STRUCTURE.
AN EXISTING SIDE PORCH , WHICH WAS NOT ORI GINAL, IS
PROPOSED TO BE COVERTED TO LIVING SPACE.
THE ADDITION TO THE REAR HAS A TWO-SORY ELEMENT
THAT MIMICS/COMPLIMENTS THE E X ISTING TWO STbRY
ELEMENT AT THE EAST SIDE OF THE ORGINAL HOUSE IN
SIZE AND MASSING. THE L OWER LEVEL WINDOWS OF THIS
ELEMENT WILL HAVE MATCHING SPECIAL DETAILING OF
THE ORIGINAL HOUSES' LOWER LEVEL WINDOWS.
A NEW COVERED PORCH FOR SUN AND WEATHER
PROTECTION IS BEING PROPOSED FOR THE REAR OF THE
HOUSE. THE ROOF EAVES OF THE ADDITION WILL HAVE TH I
SPECIAL BRACKETS AT THE CORNERS TO MATCH THE (E )
ORIGINAL HOUSE ROOF BRACKETS.
THE ORIGINAL HOUSE WILL BE MOVED B Y APPROX IMATL Y
7'-0 " TO THE FRONT OF THE PROPERTY TO PRESERVE A N
ADEQUATE REAR Y ARD AND EXISTING SEPERATION FROM
THE COTTAGE AND DETACHED GARAGE .
,. N E W PROPOSED G ARAG E T HE REAR COTTAGE SHOWS E V IDENCE O F M ULTI PLE
MODIFICATIONS TO IT'S FRONT ELEVATION. THE W INDOWS
286SF
3 ,337SF
.297 S F
""'\CO~~ . ·4ct>-SF
441 S F
~ ~ ,..,~1 9"' AND DOOR ARE POOR/NON-DESCRIPT WITH NO HISTORIC
CE;) ~ CHARACTER. .:.-~ 1?!( ~ .. THE PROPOSAL IS TO REMOV E THE PATCHED UP, NON-
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