Item 2 - 47 Alpine Avenue
PREPARED BY: SEAN MULLIN, AICP
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: 12/13/2018 ITEM NO: 2
DATE: DECEMBER 4, 2018 TO: HISTORIC PRESERVATION COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: MINOR RESIDENTIAL DEVELOPMENT IN A HISTORIC DISTRICT APPLICATION HS-18-059. PROJECT LOCATION: 47 ALPINE AVENUE. PROPERTY OWNER/APPLICANT: TESSA KEATING AND STEPHEN ROTHROCK. REQUESTING APPROVAL FOR MODIFICATIONS TO THE ALPINE AVENUE STONE WALLS LANDMARK SITE ON PROPERTY ZONED R-1:20:LHP. APN 529-38-031.
RECOMMENDATION:
Review the request and provide a determination to the Community Development Director as
to whether the proposed modifications to the Alpine Avenue Stone Walls Landmark Site
(HD-73-9), located in the front yard of the 47 Alpine Avenue property are appropriate.
BACKGROUND:
A. Landmark Site Details
1. Date walls were built: 1923
2. Date of landmark site designation: 1974, Ordinance 1146
B. Property Details
1. Date primary structure was built: 1925
2. Town of Los Gatos Preliminary Historic Status Code: +
3. Does property have an LHP Overlay? Yes
4. Is landmark in a historic district or a designated landmark? Yes
5. If in a historic district, is it a contributor? N/A
6. Findings required? No
7. Considerations required? Yes
PAGE 2 OF 3 SUBJECT: 47 ALPINE AVENUE DECEMBER 4, 2018
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BACKGROUND (continued):
C. Comments
An application for a Minor Residential Development in an Historic District application
(HS-18-059) for the proposed modifications to the Alpine Avenue Stone Walls Landmark
Site (HD-73-9), located in the front yard of the 47 Alpine Avenue property was
submitted on November 28, 2018.
The rock walls adjacent to the sidewalks along Alpine Avenue were designated as a
historically and culturally significant Landmark Site by the Town Council on April 1, 1974
(Attachment 1). The walls were constructed in 1923 by an Italian stone mason and are
an example of attractive, unaltered, stonework formerly common to the Town. It is
believed that the stones used for the walls came from the quarry that was used to
create Lake Vasona. The Anne Bloomfield 1989 Survey evaluation forms for the
designated landmark walls and the pre-1941 residence are included as Attachment 2.
On October 24, 2018, the Historic Preservation Committee (HPC) reviewed a proposal
for modifications to the Alpine Avenue Stone Walls Landmark Site. The HPC
recommended that the applicant modify the existing pedestrian opening in the southern
end of the walls, acknowledging that removal of a protected tree may be required.
The applicant has submitted revised plans showing two options: Option A (Sheet A1)
proposes creating a new driveway entrance just north of the existing pedestrian
entrance proposed to remain, reflecting the October 24, 2018 proposal. Option B
proposes widening the existing pedestrian entrance to accommodate car traffic.
Approximately nine feet of existing street facing wall would be removed to widen the
opening to 14 feet. A section of wall at the interior of the pedestrian entrance would
also be removed to accommodate the new driveway. New wall sections clad with the
original stones from the removed portions of existing walls would be constructed
adjacent to the new driveway at the north and south entrances.
As noted during the October 24, 2018 meeting, Option B would require removal of one
24-inch cypress protected tree. The Town Arborist visited the site to evaluate the health
and condition of the cypress tree and noted that the tree was crowded by other trees
and had developed a lean and crooked structure as it attempted to grow into clear light.
The Arborist also noted its sparse canopy and poor structure due to PG&E trimmings to
clear the adjacent power lines. He indicated that removal of the tree could be
supported for these reasons. Additionally, relative to the proposed driveway changes,
the Arborist noted that any new driveway near the existing redwoods and oaks in the
southern area of the property would need to be carefully designed to minimize impacts
to those trees.
PAGE 3 OF 3 SUBJECT: 47 ALPINE AVENUE DECEMBER 4, 2018
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BACKGROUND (continued):
Building permits would be required for the proposed project, including the proposed
driveway improvements and construction of the new walls. Per Town Code Section
29.80.255, construction, alteration, demolition or removal work for which a Town
permit is required is prohibited on a designated landmark site or in a designated historic
district unless approval by the deciding body has been granted as provided in Sections
29.80.260 through 29.80.300 of the Town Code.
DISCUSSION:
A. 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:
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.
Attachments:
1. Ordinance 1146 (four pages)
2. Bloomfield Survey (four pages)
3. Applicant’s Request (one page)
4. Development Plans (two pages)
Distribution:
Cc: Tessa Keating and Stephen Rothrock, 47 Alpine Avenue, Los Gatos, CA 95030
Chris Spaulding, Architect, 801 Camelia Street, Suite E, Berkeley, CA 94710
This Page
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Left Blank
ORDINANCE NO. 1146
AN ORDINANCE DESIGNATING FIVE (5) LANDMARKS AS
HISTORICALLY AND CULTURALLY SIGNIFICANT.
The Town Couneil of the Town of Los Gatos does ordain as
f o I 1 ows:
SECTION 1.
The following landmarks are hereby designated historically
and culturally significant:
HD-73-9 Alpine Avenue Stone Walls -both sides of Alpine
Avenue between Main Street and foster Road.
The detailed description of the designated landmarks, the char-
acteristics which justify designation. and a map showing their
location and delineation of the historic site, are part of this
Ordinance.
-1 -
Item VI-A
ATTACHMINT 1
SECTION 2.
The property llsted Is designated to be of historic, archi-
tectural, or aesthetic significance for the reasons listed below.
Property: Alpine Avenue Stone Walls -Walls fronting on properties
on both sides of Alpine Avenue between Hain Steeet and Foster Road,
on properties addressed as 19, 25, 38, 47, 57, 58, 78, 126, and 134
Alpine Avenue.
Historic Designation No. HD-73·9
Classification (structure or landmark): Landmarks.
Description of ltem(s) Designated:
adjacent to sidewalk.
Stone retaining walls located
Description of the characteristics which Justify the deslgnatfon:
ALPINE AVENUE STONE WALLS: These walls, built In 1923 by an Italian
stone mason, are an example of attractive, unaltered stonework formerly
common to th Is area. 1 t is be 1 i eved that the '6bnes came from the
quarry that was used to create Lake Vasona •
. . ,,
Description of particular features that should be preserved in
addition to Items covered under Section 9-3.1 (site area, appurte-
na nee, 1 and scape feature, other). · None.
-2-
0
AP~ e:,y f'L#--J.l,_l,J~ lOJV\A/\.~101'+ t?ATt:-2/13/74
APPte.ovt:.t? f-;,1 lVW~ COUf,tCIL ~Tt:: 4-1-14 /¥; ': W -,..t-14;6~.· __
TOWt---I-CL.t:KK-£.,< ,' ·, .~:_ Ju ~/ !ViA.YOIZ.~L ,,.,,/',·;/('.•(fi:h,, -
-3-
SECTION 3,
The Town Clerk shall attest to the adoption of this Ordinance.
This Ordinance shall be published once in the Los Gatos Times -
Saratoga Observer, a newsp,per of general circulation, printed and
published in the Town of Los Gatos within fifteen (15) days of its
final passage andtthls Ordinance shall take effect thirty (30)
days following its final passage.
The above and foregoing Ordinance was duly and regularly intro-
duced at a meeting of the Town Council of the Town of Los Gatos
held on the 18th day of March 197lt,
PASSED AND ADOPTED as an Ordinance of the Town of Los Gatos,
California, at a regular meeting of the Town Council held on the
1st day of
AYES:
NOES:
ABSENT:
ATTEST:
CLEf\.ffe' OF
Apr i 1 , 1 9 7 ~ , by the f o 1 1 ow i n g vote : --------
COUNCILMEN Ruth Cannon
Hark B. DiOuca
Albert B. Smith
John 8. Lochner
COUNCILMEN None
COUNCILMEN
SIGNED: MAYOR Of THE TOWN OF LOS GATOS
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ARCHITECTURAL HISTORY
1•151 922·1063
2228 WEBSTER S1'ft£ET
SAN FRANCISCO, CA 9'115
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Lot shape: Rectangle_ L~ Rectangle with small rear jog___ Other -----------
Location: N_ S E W side of ----------St Ave Other _____ _
distance to cross st: ft. N S E W from -----------' ----------
at NE_ NW_ SE_ SW_ corner of __________ _
HISTORIC INFORMATION ON PARCEL MAP
Old tract or subdivision name Old Block# Ol d lot# --------------------
FIELD SURVEY INFORMATION (handwritten in red)
Preliminary ratin~-----Estimated age'-----Style ____________ # stories__
Alterations ------------------------------------
Other ---------------------------------------
COUNTY ASSESSOR~PROPERTY -CHARACTERISTICS (paste on copy)
OWNERSHIP SHOWN ON MAPS
Source
Name
-----
Source
Date
1891
Blk Book 1908
Survey 1944
Source
Page
Location of property, or Lot
Old·tract/block/lot Size
Owner
Name
EFFective date ----
MISCELLANEOUS PHOTOS: Roll/ frame •11 C.~ •. v Date e·.
Na~ional Register listed date ... ·.a.:,-~711!!1!!!al!I~ ..... ~
County Inventory 1979 ______ -=--------
Town of Los Gatos: Designation __ Recognition __
District Name ---------------
Previous Survey
Gebhard: page H illustration page#
Butler/Junior League ----
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Lo s Gatos
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ur..:er ;;;.*" ;;zoep~::11 ,.-,=,:tle. (Ccur:es!! cf Les ,'.;ates ,Y.' .. H:r.!
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S;. .. ~":,e:::;· and Cc:.c~-=~ ;;.~':.stlone!' tinPJ i:"ines,
FAIRVIEW PLAZA HISTORIC DISTRICT
"Fairview Plaza" was the original name
given this cul•de-sac tennination of
Pennsylvania Avenue on F.H. McCullagh's
1885 survey map. The neighborhood of
predominately pre-1900 homes retains
its original features with a landscaped
focal island and "Turhstile Walk" pedes-
trian path at the east end of Fairview
Avenue.
i. 75 ALPINE AVENLIE--The date "1889" is
recorded under the r:iarble ffrep1ace mantle of
this house. The entry hall is two stories ~,ith
a 1aoc staircase of hand-turned 11alnut.
2. Stone wall, ALPlill AlfllilJE.~-The rock used to
build this rustic, early 20th century wall is
believed to have come from the gravel pit that
has since been converted to Lake Vasona.
3. :-iassol-llatkins house, 328 6ACHMAll--ln 188S
Frank F. Watkins. co-owner of Watkins-Skinkle
Drug Store, purchased Massol's
orchard and built this house.
pitched roof is reminiscent of
roofs of some eastern houses.
20-acre almond
Its steeply
the s n0\1 s hedd i ng
4. Mountain Springs Pump House, west of BEAN
& Massol--This was built about 1893, possibly by
Harry Perrin whose name is inscribed on two of
the "well" tops. It was composed of four brick
cylinder "wells" with three-foot circular open-
ings at the top. A development is planned
around the present pumping station.
5. Waterman house. 45 BROAO~AY--This Italianate
style house was built by John 8. Waterman in the
late 1880s. During renovation though. window
latches were discovered with a patent date "1866'1•
6. 33 COLLEGE AVEtlUE--Construction date for this
house may have been 1871, according to early tax
records, making it one of the oldest remaining
private homes in town. It was a laundry and
boarding house during the 1940s.
7. Los Gatos Presbyterian Church, 101 CHURCH
STREET--Originally built in 1885, this structure
was remodelled for private office use when the
church moved its services to a ne1·1 bui 1 ding on
Shannon Road in 1958.
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ARCHITECTURAL SURVEY
ASSESSMENT ROLL RESEARCH
Tract/Block/Lot 1':-el, ./o-/;/t :Z.
ARCHITE<. .AL HISTORY
14 I !5> 822· 1083
2229 WEBSTER S"fft££T
SAN FRANCISCO. CA 941 15
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A~~p·:~ents are filed by last name of property owner, but not necessarily in alphabetical order. Some years there is an
ind~x insi1e the volume or in a separate book. The goal of a search is to find the years when the assessed value of
"b1provemencs" (buildings) changed from O to over $500, or when that figure rose by $500 or rnroe. Write down e very year •'
and name y?u try, including the years when you find nothing. Ditto marks are fine.
--Lot Identification or Boundaries-----Assessment for--
Tract or Block or Lot# or Improve-
Date Page Name Acres N BdI E Bdy S Bd:y: w Bd:t Land ments Other Info.
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ARCHITECTURAL/CULTURAL SURVEY
LOS GATOS RESEARCH
File address -9 '7 Al P ~ >..,e_, >
ARCHITECTURAL HISTORY
141511122-1063
2229 WEBST£11 STRE£T
SAN FRANCISCO. CA SI,& 11 5
PARCEL MAP INFORMATION
Parcel # 52.J -E<i -o SE I Lot size: front ft. x ft. deep· ------
Lot shape: Rectangl~ L_._
Location: N_{ s_ IV w_
Rectangle with small rear jog___ Other _________ _
side of ____ A_·-----.----St __ Ave/ Other _____ _
distance to cross st: C, '?tPc> ft. N __ S / E~ W __ from;._.._E=_._...;;.,_41,"'""· '-~--'------
at NE_ NW_ SE_ SW_ corner of __________ _
HISTORIC INFORMATION ON PARCEL MAP
-,, --· . 7 Old tract or subdivision name' !..'. "'jJ e ,,,,,.. / '~ Old Block # ____ Old lot # _____ _
FIELD SURVEY INFORMATION (handwritten in red)
Preliminary rating -I-Estimated age/ 'I 3'1~ Style /.,,/e./, kr t,,:,:a v,v # stories._
Alt t • / ,, / <-:: I ,,r • _; -, era 1ons __ 11 __ v~4--_a_.a. ___ ra .... r .... ,v"""_, __ :1_.'7'i_.,.._-:? ... {_"'-....,..'9 ...... •..,., ... .; ... f!..._ ... c __ . .+"._· ...... -' ... ,( .... (...._'"....,-"/ ______________ _
/' .,... l J /
Other ---------------------------------------
X>UNTY. ASSESSOR-PROPERTY CHARACTERISTICS ( paste on copy) EFFecti ve date ----
OWNERSHIP SHOWN ON MAPS
Source Source Source Location of property, or Lot Owner
Name ~ Page Old ·tractLblock/lot Size Name
I
1891
Blk Book 1908
Survey 1944 I
i
l
i
I
I
MISCELLANEOUS PHOTOS: Roll/frame #".JZflt :J Datel1?,/-?c::,
National Register listed date-=----------County Inventory 1979 _____________ ~
Town of Los Gatos: Designation __ Recognition_
District Name ---------------
Previous Survey
Gebhard: page# illustration page#
Butler/ Junior League ----
47 Alpine Avenue
Los Gatos
Ca 95030
October 5, 2018
To whom it may concern
c.c. Chris Spaulding, Architect.
RECEIVED
OCT 1 0 2018
TOWN OF LOS GATOS
PLANNING DIVISION
Please accept our application to change our driveway configuration at 47 Alpine Avenue, Los
Gatos, 95030. We have found that the current arrangement makes it very difficult for guests to
find the way to the front door and is especially difficult for more elderly guests and visitors to
come intci the house.
We have asked Chris Spaulding to suggest a design that is in keeping with the original style of
the house and preserves the historic wall (attached). We like the new design because it will
allow us to keep the wall (with one small additional cut) and maintains the character of the
home.
Kind regards
Tessa Keating and Stephen Rothrock
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LEGE N D
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-INDICATES[[:] sTrnJL \VALL TO Rf.MAIN
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PROPOSED DRIVEWAY .t PARKING "OPTION A" NEW WALL OPENING AT SOUTH SIDE I" 10' -
PLOTTED Dr! SURVEY BY RDBERT J. CRAIG, JOB# C-13000, DATED 8-25-2015. BOB CRAIG PHrn.JE # (405) 884-3791
( IN FEET )
1 Inch = 16 lL
RECE\VEO
NO\/ 2 S 2.0\8
OF LOS GATOS
10WNNN\NG DIVISION
PLA
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DRAWINGS PREPARED BY
CHRIS SPAULDING
oARCHITECTo
801 CA}..fELIA. STREET SUITE E
BERKELEY CALIFORNIA 94710
(510) 527-5997FA_X(510) 527-5999
REVISIONS BY
I 1-27-18
PRELTh1INARY SET
DESIGN REVIEW SET
PLAN CHECK SET
PER..c\1IT SET
CONSTRUCTION SET
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DATE: 9-G-!5
SCALE: A.5 NOTED
DRAWN: CS/DB/KO
JOB: ROTHROCK
SHEET
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A TI A.CliMENT 4
LEGEND
....... uu"''""" IND;CATES If.J STONE WALL TO Bf: REMOVED
-INDiCA.TES (r.] STONE WA.LL TO Rt'MAIN
............. IND:CA.TES [NJ sro:1t W.A..l.L [TO U5t O'....D 5T0t-'.[5)
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PROPOSED DRIVEWAY$ PARKING 'OPTION B' (USE [E] EASTERN OPENING)
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I II 10' O" r -l J PLOTTED rn< S URVEY BY ROBERT J. CR.A.IG, JOB # C-l 8080, DATED 8-25-2018. 505 CRAIG PHONE # (408) 884-379 I
( IN FEET )
1 inch = 16 fL
DRAWINGS PREPARED BY
CHRIS SPAULDING
oARCHITECTo
801 CM-fELIA STREET SUTIE E
BERKELEY CALIFORNIA 94710
(5IO) 527-5997 F."'-.X (510) 517-5999
R.Ev1SIONS BY
J 1-27-15
PRELilvllNARY SET
DESIGN REVIEW SET '
PLAN CHECK SET I
PERNITTSET
CONSTRUCTION SET
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DATE: 9-G-18
SCALE: A.S NOTfD
DRAV.-'N: CS/DB/KD
JOB: ROTHROCK
SHEET
A 1
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