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Item 2 - 54 LGBHPC 3-9-16 Item 2 N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2016\LGB-54.docx TOWN OF LOS GATOS COMMUNITY DEVELOPMENT DEPARTMENT 110 E. Main Street, Los Gatos, CA 95032 Phone: (408) 354-6874 Fax: (408) 354-7593 HISTORIC PRESERVATION COMMITTEE PROJECT DATA SHEET Project Data 54 Los Gatos Boulevard (Continued from 10/28/2015) Requesting approval for exterior modifications to a pre-1941 residence on property zoned R- 1:8. APN 532-29-017. PROPERTY OWNER/ APPLICANT: Ray and Robin Clayton PROJECT PLANNER: Joel Paulson FINAL ACTION BY HISTORIC PRESERVATION COMMITTEE PROPERTY DETAIL Date structure was built: 1898, substantially rebuilt after the earthquake Town of Los Gatos Historic Status Code: 5S Does property have an LHP Overlay? NO Is structure in a historic district? NO If yes, what district? If yes, is it a contributor? Findings required? NO Considerations required? YES See back page of this document for findings and considerations. Comments: The applicant is requesting to modify the entry stairs to the main residence for the property. The application was considered by the HPC on the October 28, 2015, and was continued with direction by the Committee. The minutes for that meeting are attached, please refer to the October 28, 2015 HPC agenda online for previous application materials and Town resource information for the property. Cc: Ray and Robin Clayton, 54 Los Gatos Boulevard, Los Gatos, CA 95030 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: 1 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 of historical, architectural or aesthetic interest or value of the landmark and its site. 2 In historic districts, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is 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. X 3 For pre-1941 structures, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is the subject of the application. Town Policy That the work proposed is compatible with the neighborhood. TOWN OF LOS GATOS 110 East Main Street, Los Gatos, CA 95030 (408) 354-6872 SUMMARY MINUTES OF MEETING OF THE HISTORIC PRESERVATION COMMITTEE OF THE TOWN OF LOS GATOS FOR OCTOBER 28, 2015 , HELD IN THE TOWN COUNCIL CHAMBERS, 110 E MAIN STREET, LOS GATOS, CALIFORNIA. The meeting was called to order at 4:00P.M. by Chair Len Pacheco. ATTENDANCE Members Present: Len Pacheco, Bob Cowan, Kathryn Janoff, Michael Kane, Tom O 'Donnell Members Absent: None Staff Present: J oel Paulson, Planning Manager Marni Moseley, Associate Planner VERBAL COMMUNICATIONS None. ITEMl ITEM2 APPROVAL OF MINUTES Tom 0 'Donnell moved to approve the minutes of September 23, 20 15 and September 30, 2015. The motion was seconded by B ob Cowan and approved unanimous! y. 304 CHARLES STREET Samir Sharma (property owner) was present and discussed the request to demolish the existing pre-1941 structure. Micha el Kan e stated that the HPC is onl y looking at the requested demolition. Tom 0 'Donnell commented that the information provided shows that the items could be corrected. Micha el Kan e commented that the report says the concrete foundation is okay. Bob Cowan co mmented that the architecture of the building is not worth saving. Kathryn Janoff commented that the building doesn 't have architectural merit. Historic Preservation Committee October 28, 2015 Page 2 of7 ITEM3 Len Pacheco commented that the existing house is a mutation of a mid-century modem structure and that it doesn 't have arch itectural merit. Len Pacheco moved to recommend approval of the demoliti o n bas ed on the information presented to the HPC and made the required findings. The motion was seconded by Tom 0 'Donnell and approved unanimously. 68 FAIRVIEW PLAZA Jay Plett (architect) was present and discus sed the request to demolish the existing structure and construct a new home in a historic district. Len Pacheco asked ifthey should comment on the proposed setbacks. Mami Moseley commented that they can look at the setbacks as they relate to the context of the hi storic neighborhood. Michae l Kan e asked if there was any feedback from the neighbors. Jay Plett commented that they have not received any negative feedback. Len Pacheco asked if the building had been red tagged . Mami Moseley stated that it had not been red tagged, but that the Building Official has determined it is uninhabitabl e. Len Pacheco commented that he had looked at it multip le times and it is poor shape. Tom 0 'Donnell commented that the structural engineer states that ther e is nothing they can do with it. Jay Plett discussed the proposed home. Len Pacheco commented that the roof is different and asked if the design is dri ven by the floor plan. Jay Plett stated the design is based on taking all things into account. Mic ha el Kan e commented that it looks like a vast improvement for the neighborhood. Historic Preservation Committee October 28, 2015 Page 3 of7 Tom 0 'Donnell commented that he agrees with Afichael Kane and is int erested in Len Pacheco 's comments on the roof. Len Pacheco commented that he would like to capture the fla vor of the design elements, that he is uncomfortabl e with the roof pitch facing the street, a nd asked if they wo uld co nsider the pitch in the front and a gable at the r ear. Kath ryn Janoff commented that the chara cter of the structure was a littl e modem and that it is a pretty plain craftsman . B ob Cowan commented that the roof pitch should be higher. Jay Plett commented that the proposal fits in with other craftsman's m the neighborhood. L en Pa checo commented that the existing home if folk Victorian and he didn't want a replica, that it look s modern, and that it look s like a 2015 ranch house. Bob Cowan commented that there are craftsman style homes in th e neighb orhood . Jay Plett stated that he could raise the pitch of th e roof. Len Pacheco commented that it may not be the ri ght design fo r the lot and aske d if it could be a story and a half given what is in th e pl aza. Jay Plett stated that raisin g the pitch to four and twel ve would rai se the height b y approximately a foot and a half. Len Pacheco commented that maybe it should be a different style with a raised roof and a front porch a nd asked if a cross gable with dorm ers could be done. Bob Cowan asked abo ut the iss u e of a seven foot att ic. Mami Mose le y explained that if the attic is over seven feet in height th at th e area gets counted as FAR down to five feet. L en Pach eco commented th a t a vaulted ceiling could remove that co n cern. Jay Ple tt stated that he could raise the roof pitch and add a wi ndow. Kathryn Janoff asked if a sh ed roof with a dormer could be done and commented that the fro nt elevation is too modern, more detail complex it y needs to be Historic Preservation Committee October 28, 2015 Pa ge 4 of7 ITEM4 provided, and that the porch columns were light weight and sho uld be re vised to be more traditional craftsman columns. Len Pach eco commented that the direction is to provide more verticality. Kathryn Janoff commented that there is a need to provi de design element improvement and asked ifthere was a window b ehind the po sts. Ja y Ple tt stated that there was. Bob Cowan commented that he was okay with the proposed setbacks. Len Pacheco stated that he is okay with the propo sed setback s and that he would like to see photographs of existing structures for design elements. Tom 0 'Donnell moved to recommend approval of the demoliti on based on the information pre se nted to the HPC and made the required findings. The moti on was seconded by Bob Cowan and approved unanimou sly. Tom 0 'Donn ell moved to continue the new home with direction to make the propo sed home more consistent with other hom es in the ne ighborho od. The motion was seconded by Kathryn Janoff and approved unanimous ly. 325 W. MAIN STREET Mark De M attei and Brian Aced (applicants) wa s present and is requesting approval of exterior modifications to a pre-1941 property in a hi storic district. Kathryn Jan off asked why th e new de sign strays from the ex istin g de sign with respect to the fro nt porch a nd roof. Mark D e Mattei co mmented that thi s was what th e owner desired and that it is consistent with the existing neighborhood . Bob Cowan commented that this is a contributing structure and the architecture of a contributing structure should be preserved. L en Pach eco commented that the original structure has disapp eared , th at he is concerned with the design , th at the original structure sh ould be cleaned up and the additions and modificati ons should retain the indi vi dualit y, a nd he is not comfortable with the proposal. Historic Preservation Committee October 28, 2015 Page 5 of7 ITEMS Kathryn Janoff commented that she would like to see a version that keeps the front elevation without the enclosed porch add on. Mark De Mattei asked about a shed dormer. Len Pacheco stated that the existing house is a folk Victorian. Kathryn Janoff suggested looking at the Sanborn Maps to determine the configuration of the original structure. Len Pacheco suggested keeping the existing structure and connecting the addition with a galley element. He commented that there are examples of this approach on Masso! Avenue, Johnson Avenue, and Fairview Plaza, that sliding doors and windows are not appropriate, and that the addition should be compatible with the existing structure. Bob Cowan commented that the deck is not deep enough to be functional and asked if there would be a new foundation to raise it and provide more gravitas. Mark De Mattei said yes. Len Pacheco moved to continue the item to address the direction that was provided. The motion was seconded by Micha e l Kane and approved unanimously. 233 HARDING AVENUE Steve Benzing (applicant) Hooman Bolandi (property owner) were present and are requesting approval to remove a pre-1941 property from the Historic Resource Inventory. Kathryn Janoff commented that the map says 1928. Len Pacheco commented that he visited the site and the house has been remanufactured and has no architectural significance. Bob Cowan commented that it looks like it was built after 1941. Tom 0 'Donnell moved to approve the request and stated the home is not pre-1941 and that even if it was pre-1941 the findings could be made to remove it from the Inventory. The motion was seconded by Michael Kane and approved unanimously. Historic Preservation Committee October 28, 2015 Page 6 of7 ITEM 6A 222 BELLA VISTA A VENUE John Gi/dred and Yana Kushner (property owners) were present and are requesting input on the stucco style. Len Pacheco commented that the stucco could match the gate. John Gildred asked about the window trim and grill details. Kathryn Janoff commented that it should be consistent with what is there regarding the grill and that she is okay with the stucco rounding into the window frames. John Gi/dred asked about molded stone columns. Kathryn Janoff commented that she was okay with molded stone. ITEM 68 54 LOS GATOS BOULEVARD Ray and Robin Clayton (property owners) were present and are requesting input on modifications to exterior stairs and railings. Len Pacheco asked if they have considered a metal fence, if the stairs need to have railings, and if they had any examples of shingle style victorian homes with metal railings. Ray Clayton commented that railings provide better ventilation. Len Pacheco commented that the railings could be concrete and that he is not comfortable with the New Orleans style proposed. Bob Cowan commented that the Guidelines state that you should maintain wood railings and stairs. Tom 0 'Donnell commented that they have made a case for their proposal. Len Pacheco commented that he is okay with brick stairs with a wall with ventilation or a low brick wall with railing. Kathryn Janoff commented that the brick needs to be old brick and that she is okay with or without a side wall or railings and that the proposed railing is too decorative. The item was continued to allow the applicant an opportunity to bring back a refined and simplified design for consideration. Historic Preservation Committee October 28 ,2015 Page 7 of7 ITEM7 ADJOURNMENT The meeting was adjourned at 5:57 p.m. The next meeting is scheduled for November 19, 2015 , at 4:00p.m. Prepared by: oel S. Paulson, AICP Planning Manager 54 Los Gatos Blvd. Stair Replacement Proposal (Revised) To the Historical Review Committee: Since we last met in October of2015, we have revised our plan somewhat. Our current plan is to use brick as approved by committee, but we would like to use 2" stone treads, flame treated to reduce s lippage. We understand that brick is more porous than stone and more likely to become slippery. Since we have both brick walkways and a stone wall in our landscape this brick/ stone combination seems like a good fit. The stairs would maintain the same dimensions that currently exist. We have simplified the railings to address committee concerns. One member thought the previous railing de sign was too much like New Orleans. By reducing the number of decorative cast panels to two per railing, we believe this should be acceptable. The panels reflect design motifs that are used in the original Victorian stained glass front doors and the decorative shingles on both gables of our house, as well as the corbel over the comer bay window. These kinds of panels have been used in Victorian railings from the 1850's to today, from New York to San Francisco. We intend to install a Victorian style iron fence around our house in the future , so the stair railings would blend well with that. Since our last meeting we have studied at least 10 different books, listed on back page, on the identification of American house sty les by leading specialists in the field . These books ex plain the defining characteristics of period houses, including roof shapes and materials, gables, dormers, brackets, towers , mouldings, columns, pendants, bargeboards, windows, doors, porches, etc. Not one of them mentions stairs as a defining characteristic of Victorian homes. In fact, one could remove any of the stairs shown in these books examples and the house style is still instantly indentifiable . However, the stairs by themselves generally do not indicate a particular style. Stairs without a house attached would be almost impossible to identify which house style they are associated with. Stairs are a utility meant to carry one to the entrance of a building, and they all must have very similar characteristics. They seem to be more an extension of the landscape than part of the house . Brick, stone, wood, concrete, and combinations of these have been used in most style s. It is in the railings that real style can emerge . We believe that the railing style that we have chosen hearkens back to the Victorian Era from which our home belongs. Thank you again for your consideration, Ray & Robin Clayton 54 Los Gatos Blvd. Stairs In Present Condition Main Front Stair View Driveway Side View Side bricks would end just before downspout Iron railings would attach to brick pillars similar to above wood railing attachment points . ..;. _; ..... _ ··- ---.. ·--- --~ .. _. , __ \ I \ '· -- I J ~ ' [ ---- -.--- I --i i -- ~ I . : .. , #:f ' ·'. f .. , ''f II c ----------------) .. ~ ·.,i-~ r , , ~~ ,· F~------··~ _....~t~-. I i ' • ..,: ·t ·~...;·~~ ·f r _. ---/,.... ~ ~·1· -·\'!···· • ! .~-¥. ~ __ ...._ /• I . 1 ~-;'4 -.,--·· --· . . r J ~~ ----I 'i i C'i ------I >:' I l ! , .... / ; I . ------·. .. i ) '! -.. ·, ~------------I ~ ! -· ~ ' -~ . _:t.).". I I _..,. ----, -... -... t ~-- I • I ::-..... ~-- ·~;-~ /I I I I . i I , I I l ---·--I 1 r---. • I ' I ' .-!'-.. ' .. .--- '\ .. l -... ........ . -- / ' r \ i ~r~ 01-t-\ :; ~ ' B RIAN'S WELDING : =»4l : -·~ . ...S::, A ······- ;-. ••I ,. ! '\ 'j I r;~-=r=-=-7: ~-.... i Decorative House Designs Original Front Doors with rail panel Charles Conrad Home, Montana Designed by Kirkland Cutter, and now a National Registered landmark and museum, this is a very important Shingle Style Home in America A Stone stairs and iron railing at Conrad Home Historic Shingle Style Homes Historic Horace Trumbauer Designed House After Restoration Similar stair layout as ours, with same stone treads and 2 iron railings Charles Lang Freer Shingle Style Home Stone stairs and iron railings Brick and Stone Stair Samples Brick and Stone Stairs with Iron Railings San Francisco Victorians With Iron Railings Previous Alterations to Our Home Our house has had many important changes. We believe the porch steps have been changed 5-6 times. We don't know what the original looked like. The porch has been rebuilt at least twice, and the porch roof may have been flat originally. The porch wall has been raised, reducing the size of the support pillars. The original exposed brick foundation was removed and the house skirting lowered . Around 1950, large shed dormers were added on both sides of our steep roof, creating a kind of winged look which is out of character with the asymmetrical style of our house. A two story exterior staircase was added for apartments. All of the windows have been replaced. All of the doors except the stained glass front doors have been replaced. The replaced doors are not period style. The original roof wood shingles have been replaced. All of the wood siding and mouldings have been replaced. All wood shingles have been replaced except for the two gable ends. The roofline on driveway side of house has been changed and extended. The entire inside and almost all of the outside was changed after the 1989 earthquake. Spring Lake Inn, New Jersey An important historic shingle style structure with brick and stone stairs with iron railing Reference Books A Field Guide to American Houses, The Definitive Guide to Identifying and Understanding America's Domestic Architecture, by Virginia Savage McAlester The Abram's Guide to American House Styles, by William Morgan The Houses We Live In, An Identification Guide to the History and Style of American Domestic Architecture, by Jeffery Howe American Shelter, The Classic Reference· to American Housing Styles, by Lester Walker A Field Guide to America's Historic and Museum Houses, by Virginia McAlester The Shingle Style and the Stick Style, by Vincent J . Scully Jr. Shingle Styles, Innovation and Tradition in American Architecture 187 4-1982 , by Leland M. Roth Shingle Styles, Living in San Francisco's Brown Shingles, by Lucia Howard Victorian Classics of San Francisco, by Alex Brammer The Elements of Style, a Practical Encyclopedia of Interior Architectural Details from 1485 to the Present, by Stephen Calloway History of Los Gatos, Gem of the Foothills, by George Bruntz