Item 2 - 11 Peralta Avenue
PREPARED BY: ERIN WALTERS
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: 05/23/2018 ITEM NO: 2
DATE: MAY 16, 2018 TO: HISTORIC PRESERVATION COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: MINOR RESIDENTIAL DEVELOPMENT APPLICATION: MR-18-008. PROJECT LOCATION: 11 PERALTA AVENUE. PROPERTY OWNER: KATHLEEN WILSON. APPLICANT: TONY JEANS. REQUESTING A RECOMMENDATION ON PROPOSED EXTERIOR ALTERATIONS AND A TWO-STORY ADDITION TO A PRE-1941 SINGLE-FAMILY RESIDENCE ON PROPERTY ZONED R-1:8. APN 510-42-073.
RECOMMENDATION:
Review the proposed project, make the considerations for design review for the proposed
addition to the residence, and forward a recommendation to the deciding body.
BACKGROUND:
A. Property Details
1. Date primary structure was built: c. 1890
2. Town of Los Gatos Preliminary Historic Status Code: None
3. Does property have an LHP Overlay? No
4. Is structure in a historic district? No
5. If yes, is it a contributor? No
6. Findings required? No
7. Considerations required? Yes
B. Comments
The applicant requests approval for external modifications and a new second story
addition to an existing c. 1890 Victorian two-story residence.
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The proposal includes removal of the second front door at the front elevation, removal
of the filled-in porch and a portion of a single-story portion (482 square feet) at the rear
elevation, and removal of the side balcony and staircase. The side balcony and stair
case and enclosure of the porch appears to be alterations from the original
construction. The applicant proposes window replacement (retaining double hung
style) and the addition of new windows on the side elevations.
The proposal includes a new two-story addition (873 square feet) at the rear of the
house which includes a patio and balcony. The addition will match existing materials
and details of the original house. The applicant proposes to create a lower level of
below grade square footage (932 square feet), with light wells as needed. The
modifications do not increase existing building height.
The proposed modifications are outlined in the applicant letter of justification,
Attachment 1.
Once the Historic Preservation Committee has made a recommendation the project will
be reviewed through the Minor Residential Development Application process. A Minor
Residential Development Application (MR-18-008) is in review for the proposal,
submitted on May 9, 2018. A Minor Residential Development Application is required
because the project proposes a second story addition greater than 100 square feet to an
existing second story. The story poles and public noticing will be required.
The letter of justification, a Bloomfield Survey, existing photos of the site, and proposed
development plans are attached.
DISCUSSION:
A. Considerations
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:
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.
B. Town Policy
That the work proposed is compatible with the neighborhood.
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Attachments:
1. Letter of Justification (two pages)
2. Bloomfield Survey (five pages)
3. Photos of Existing Residence (five pages)
4. Development Plans (11 pages)
Distribution:
Cc: Kathleen Wilson, 578 University Avenue, Palo Alto, CA 94301
Tony Jeans, P.O. Box 1518, Los Gatos, CA 95031
T .H.l .S . DESIGN & DEVELOPMENT
110 E. Main Street
Los Gatos, CA 95032
Attn: Historic Committee
P.0 .Box 1518, Los Gatos , CA 95031
Te l: 408.3 54.1 863 Fax: 40 8 .354.182 3
May s th, 2018
Re model/ Addition at 1 1 Peralta Ave
RECEIVED
MAY 09 2018
Dear Historic Committee Members:
Project Summary :
TOWN OF LOS GATOS
PLANNING DIVISION
The property has been recently purchased and the new owners are plann ing to renovate the
Victorian at 11 Peralta Ave . It has unfortunately not been maintained very well needing close to
$100,000 in foundation work and a lot of TLC . A series of ill-conceived add itions have turned it
into 3 legal rental units over the years have caused it to deviate somewhat from its true
architectural integrity. We plan to retain it as 3 separate units: an ·owner Unit " on the top
floor , an "ADU " on the main floor and a separate rental in a newly constructed basement , but
with a less obtrusive entry configuration. It will be ADA compliant. We want to remove the
second "front Door" and the "filled in Porch" at the rear and also the small , wider , single story
portion. We then plan to add a new 2-story addition at the rear with a patio/balcony. At the
same time it will be brought up to current UBC in terms of plumbing , electrical and mechanical
systems.
It should be noted that the building at "15 Peralta Ave " encroaches onto this property and this
will need to be resolved at a later date. for now, a separate 6 car detached garage at the rear
of the property will be separated into a 2 and a 3 car garage, avoiding the property line between
the 2 parcels.
Surrounding Neighborhood:
Th is general area is arguably one of the most prestigious in Los Gatos. The homes that have
been built there stem from the Glen Ellen subdivisions at the turn of the century. Each is unique
and many have been carefully restored over the years. 11 Peralta itself is a little over 2 ,000
square ft. A 6-car garage is at the rear of the property, accessed from an Alley . As th is
original subdivision was created with 50ft wide lots, many of the properties on this street are
non-conforming and have reduced side setbacks of 4-5ft. We are requesting that this property
be considered as having 5 ft side setbacks.
Historic Research :
We have already spent a significant amount of t ime using the library and other resources and
have determined that the house is substantially unchanged at the front and side elevations
e x cept for the second "front Door" and the side balcony and staircase wh ich we intend to
remove. At the rear, the porch has been filled in to accommodate the 3 rental units and the
rear windows have been replace with vinyl windows .
&\TrACHMENT I
Goals and Objectives :
Whole House Detailing:
• Replace windows retaining double hung window detailing. Use double glazed units.
• Repaint body in a historic color TBD; repaint all trim.
• Add a second story addition and rear facing patio and balcony as shown .
• A full basement is planned .
Front Elevation :
• El iminate the second front door.
• Retain the historic Railings at the entry porch .
• No other changes
Right Side Elevation :
• Eliminate the enclosure at the front right porch .
• Eliminate the single story portion at the rear.
• Eliminate the rear porch .
• Add basement light wells as needed
Left Side Elevation:
• Add basement lite wells as needed.
• Move second floor balcony, stairs and egress door and replace with window .
• Eliminate the single story portion at the rear.
Rear Elevation:
• This is entirely new and has been designed to match the front.
• Add basement egress with lower level patio.
• Add patio and balcony.
Garage:
• Split 6-car garage into a 2 and a 3 car garage.
Neighborhood Impact :
No neighbors are directly affected by the project in terms of views , light, shadows etc. In
fact, once complete, this project will have only a small impact on the surrounding neighbors, and
no impact on the streetscape.
We believe that this renovation will be a significant benefit to the Town ; allowing this wonderful
home to live for another 100 years.
Please call me at 408-354-1833 if you have any questions.
Yours truly .<Jt!-_._ ~
T .H.I .S. Design & Development
per: A. T . Jeans
11 PERALTA AVENUE -Existing Conditions RECEIVED
MAY 0 9.2018
TOWN OF LOS GATOS
PLANNING DIVISION
fA.TTACllMENT 3
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PROPERTY DAT A:
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