Item 4- 231 University Avenue
PREPARED BY: SEAN MULLIN
Associate Planner
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
HISTORIC PRESERVATION
COMMITTEE REPORT
MEETING DATE: 05/24/2017 ITEM NO: 4
DATE: May 17, 2017 TO: HISTORIC PRESERVATION COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: PROJECT LOCATION: 231 UNIVERSITY AVENUE. PROPERTY OWNER: GLENN AND JOAN CROSS. APPLICANT: JAY PLETT. REQUESTING APPROVAL FOR DEMOLITION OF A CONTRIBUTING SINGLE-FAMILY RESIDENCE AND CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE IN THE UNIVERSITY-EDELEN HISTORIC DISTRICT ON PROPERTY ZONED R-1D:LHP. APN 529-04-072.
RECOMMENDATION:
Review the proposed project, make the findings for demolition of the existing residence and the
considerations for design review of the new residence, and forward a recommendation to the
deciding body.
BACKGROUND:
A. Property Details
1. Date primary structure was built: prior to 1928
2. Town of Los Gatos Historic Status Code: I
3. Does property have an LHP Overlay? Yes
4. Is structure in a historic district? Yes, University-Edelen District
5. If yes, is it a contributor? Yes
6. Findings required? Yes
7. Considerations required? Yes
B. Comments
The applicant has submitted an Architectural and Site application for demolition of the
existing single-family residence and construction of a new single-family residence,
consistent with the original house.
PAGE 2 OF 3 SUBJECT: 231 UNIVERSITY AVENUE MAY 17, 2017
N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2017\University 231_5.24.17.docx 5/18/2017 2:36 PM
In March, the Historic Preservation Committee (HPC) preliminarily reviewed the
architectural merit of the existing residence. The Committee stated that the nature of
the house is simple, and that the house has been altered, with non-original features of
the street-facing elevation appearing to include: the vaulted porch overhang, arched
garage door detail, and trim. Should the Committee continue to agree with its
preliminary review, it can make findings for demolition related to the lack of
architectural interest or value.
The HPC stated further that replacement of the residence could be considered, given a
design consistent with the original house, with the following character-defining
features: the morphology, shape, and massing facing the street; the simple details,
including wood siding and rafter tails; the roof slope and shingle materials; and the
single-door garage. Should the Committee continue to agree with its preliminary
review, it can also make considerations in the design review of the proposed new
residence.
DISCUSSION:
A. Findings
_X_ As required by Town Code Section 29.10.09030(c) Demolition of historic structures, a
demolition permit for a historic structure may only be approved if:
• The structure poses an imminent safety hazard; or
• The structure is determined not to have any special historical, architectural or
aesthetic interest or value.
Any request to demolish an historic structure shall be reviewed by the Historic
Preservation Committee. All applications to demolish an historic structure which has
been identified as a contributor to an existing historic district, a potential historic
district, or is eligible for local designation shall be accompanied by a detailed report
describing all aspects of the structure’s physical condition and shall incorporate
pertinent information from the Town’s Historic Resources Inventory describing the
structure’s historical and architectural characteristics.
B. Required Considerations
_X_ 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:
PAGE 3 OF 3 SUBJECT: 231 UNIVERSITY AVENUE MAY 17, 2017
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• 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.
C. Town Policy
_X_ That the work proposed is compatible with the neighborhood.
Attachments:
1. Letter of Justification (two pages)
2. Project Description and Photographs (25 pages)
3. Development Plans (four pages)
Distribution:
Cc: Glenn and Joan Cross, 231 University Avenue, Los Gatos, CA 95030
Jay Plett, 213 Bean Avenue, Los Gatos, CA 95030
Historical Preservation Committee
May 2017
231 University Avenue
Los Gatos, Ca 95030
Owners: Glenn & Joan Cross
Architect: Jay Plett
Project Criteria
Dear Sir or Madame:
REC:I. ED
TO V\.'N OF LOS Gf\-rO':
P LP.~~N .. :: "...,.'/:S.C. l
Over the last few months Architect, Jay Pl ett, and I have met with the HPC to request and
understand the requirements necessary to create a replacement home at 231 University
Avenue. There are many issues we have already covered in previous meetings. Please see
the summary below:
1) Historical Review: A) The property is not historically significant other than the
date of its original construction -prior to 1941. However, there
are some unique architectural details to the home t hat should
be maintained.
B) The earliest plot map shows the structure as a rectangular
home with an attached one-car garage
C) The earli est photo is dated 1989 -almost 60 years after the
h ouse was originally constructed-and it is therefore, difficult to
determine its original visage.
2) Structural Engineers Report: The professional opinion that the current structure
is unsafe and should be demolished.
3) Visual/ Architectural Review: The original structure has been changed and added
onto multiple times with non-authentic square footage and design features.
4) Neighborhood and Neighboring Homes: 1 and 2 story Victorian, Craftsman and
Bungalow styles are prevalent.
As we left the meetings in March, the Committee requested to see what would replace the
current structure in order to move forward. This letter summarizes our plans and the
reasoning behind them.
The property, 231, is a long, narrow lot with frontage on University Avenue. It is bordered
by: a 2-story residence on the front left and a 13-foot high concrete business building on
the rear left. Th e rear fence line backs up to the public parking lot and the right side border
is slightly encroached upon by another 1 l:h -story residence.
Plans for Design
1 -Maintain a one-story home to be respectful of the scale of the community, per design
guideli n es, that is under the FAR allowance with a cell ar for additiona l square footage .
The FAR allowance for this site is 1933 Sq Ft. while we are proposing an 1830 Sq ft, one
story structure with a ce ll ar.
2 -Maintain a low profile home compatible with all the required setbacks and keep the
one car garage as in the original structure per town design guidelines.
lA'rTACHMENT 1
3 -Keep unique or original design features, such as S" lap sidi ng, double hung wood
windows, front window design, carriage style garage door, rafter tails, gab le rafter detail
and similar bunga low style roof form.
4 -Keep a center located front door with an overhang while extendin g the ex is ting
elevated porch to the side in order to encompass the neighborhood design o f 'sit out front
porches' as s uggested p er the des ign guidelines.
5 -Situate the structure to remove the impact of the 13'6" height concrete wall of
adjacent commercial building -see photo b e low. Thi s concrete wall looms over the proj ect
property rear yard with rooftop A/C units.
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6 -The hous e has been s ituated to preserve the three most prominent trees and to allow
increased access to solar exposure a nd open space.
7 -A cleres tory shed dormer in the front facing roof will provide interior solar access and
light as s uggested by design guidelines while keeping a simple, clean frontage.
In effect, we would like to re-create an expansion of the original design that honors its
historic architecture and unique features. We will incorporate the Re side ntial De sign
Guidelines of Lo s Gatos and preserve a nd enrich the character of the community while
retaining as much establi s h ed landscape as possible.
Joan Cro ss, CPM
Owner 231 University Avenue
PROJECT DESCRIPTION
PROPOSAL TO CONSTRUCT A NEW BUNGALOW IN THE ARTS AND
CRAFTS STYLE LOCATED AT 231 UNIVERSITY AV.
THE DESIGN OF THIS HOME IS THE RESULT OF SIGNIFICANT AND
THOROUGH CONSULTATION WITH THE TOWN'S DESIGN GUIDELINES.
THE EXISTING HOME IS NOT LISTED AS A SIGNIFICANT CONTRIBUTOR
TO THE DISTRICT. RECclVED
,';.\'( 1 0 2017
PROJ°ECT CRITERIA T01fJN OF LOS GATOS
PLANNING DIVISION
PRESERVE THE ONE STORY CHARACTER OF ORIGINAL HOUSE
.. .. THE HOME HAS BEEN DESIGNED AS A SINGLE STORY
BUNGALOW -ESSENTIALLY THE SAME HEIGHT AS THE ORIGINAL
-
(within 12 inches+-), WITH A SIMPLE SIDE TO SIDE BUNGALOW
ROOF FORM -SAME AS THE ORIGINAL.
PRESERVE IDENTIFYING DETAILS OF ORIGINAL HOUSE
THE GABLE RAFTER TAILS WILL BE DUPLICATED -PHOTO 1.
THE DESIGN OF THE FRONT FACING LIVING RM WINDOW WILL
BE DUPLICATED -PHOTO 2.
WINDOWS TO BE DOUBLE HUNG DESIGN PER ORIGINAL .
WINDOW TOP SASH TO HAVE LUGS PER ORIGINAL -PHOTO 3.
·· . WINDOW LITE DESIGN PER ORIGINAL
WOOD LAP SIDING AND EXPOSURE DIMENSION TO MATCH
ORIGINAL.
SITING OF HOUSE/ !PROVIDE DESIRABLE REAR YARD SPACE.
·· THE WEST SIDE PROPERTY LINE IS BOUNDED BY A 13'6" TALL
CONCRETE WALL OF THE NEIGHBORING COMMERCIAL
BUILDING WHICH IS CAPPED WITH TWO 3 -FOOT TALL AIR
~ATTACHMENT 2
CONDITIONING CONDENSERS . THIS BUILDING WALL IS VERY
IMPOSING AND LOOMS OVER THE SUBJECT PROPERTY REAR
YARD -PHOTOS 4, 5.
THE HOUSE HAS BEEN DESIGNED TO 'BACK UP ' AGAINST THE
THIS LOOMING STRUCTURE, RESULTING IN OPENING UP THE
NORTH SIDE OF THE REAR YARD TO THE LARGE SPECIMEN OAK
AND OPEN SKY VIEW TO THE NORTH , SUCCESSFULLY SCREENING
THE UNSIGHTLY BUILDING WALL.
SOLAR ACCESS
THE SITE IS BOUNDED ON ALL SIDES WITH MUCH LARGER
STRUCTURES AND TREES -BLOCKING DESIRABLE SUNLIGHT.
A CLERESTORY SHED DORMER HAS BEEN DESIGNED INTO THE
EAST ELEVATION PROVIDING MORNING to NOON SUNLIGHT
INTO THE HOME .
EXISTING BUILDING DEFICIENCIES -IN ADDITION TO THE STRUCTURAL
CONDITION REPORT PREPARED BY DICU.
.. ..
ORIGINAL WINDOWS ARE DRY -ROTTED AND HAVE BEEN PAINTED
SHUT. MANY HAVE BEEN REPLACED WITH ALUMINUM FRAMED
WINDOWS. SEE PHOTOS -PHOTOS 6, 7.
THE SIDING IS DRY -ROTTED WITH 'BONDO' PATCHES.
RAFTER TAILS ARE DRY -ROTTED AND TERMITE DESTROYED. MOST
HAVE BEEN CUT OFF WITH NEW TAILS SCABBED ON IN A NON -
PROFESSIONAL MANN ER -PHOTOS 8, 9, 10, 11.
ELECTRICAL WIRING, GAS and PLUMBING LINES ARE NOT TO
CODE and UNSAFELY MOUNTED ON EXTERIOR OF BUILDING -
EVEN CROSSING THE GARAGE DOOR -PHOTOS 12, 13.
THE FOUNDATION IS CAST ON GRADE AND NOT EMBEDDED IN
THE GROUND, THERE IS INSUFFICIENT CRAWLSPACE CLEARANCE,
FOOTINGS ARE MISSING WOOD COLUMNS ARE BEARING
DIRECTLY ON THE GROUND, FLOOR JOISTS HAVE BEEN NOTCHED,
LOOSING THEIR STRUCTURAL INTEGRITY, STRUCTURAL WOOD
MEMBERS HAVE BEEN EMBEDDED IN CONCRETE AGAINST CODE
AND ARE NOW DRY ROTTED, MANY SUPPORTS AND
CONNECTORS ARE NOT EVEN NAILED TOGETHER -COMPONENTS
ARE LEFT FLOATING, UNSECURE -PHOTOS 14 thru 22 .
EXTERIOR WALLS ARE STUDS TURNED ON EDGE OR 2X3 -BOTH
CONDITIONS ARE STRUCTURALLY DEFICIENT.
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