Item 3 - 221 Almendra Avenue
PREPARED BY: RYAN SAFTY
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: 3
DATE: DECEMBER 4, 2018 TO: HISTORIC PRESERVATION COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: PROJECT LOCATION: 221 ALMENDRA AVENUE. PROPERTY OWNER: DEVCON CONSTRUCTION INC. APPLICANT: BRETT BRENKWITZ. REQUESTING PRELIMINARY REVIEW OF A PROPOSAL FOR CONSTRUCTION OF A SECOND STORY ADDITION TO A NON-CONTRIBUTING STRUCTURE IN THE ALMOND GROVE HISTORIC DISTRICT ON PROPERTY ZONED R-1D:LHP. APN 510-14-044.
RECOMMENDATION:
Review information and provide a preliminary review of the revised proposal.
BACKGROUND:
A. Property Details
1. Date original primary structure built: c. 1900; Alterations: 1949
2. Town of Los Gatos Historic Status Code: None
3. Does property have an LHP Overlay? Yes
4. Is structure in a historic district? Yes, Almond Grove Historic District
5. If yes, is it a contributor? No
6. Findings required? No
7. Considerations required? Yes
B. Comments
The applicant is proposing exterior modifications to the existing building, including:
removal of exterior wall covering and an addition that is not original, alterations to
existing windows, installation of new windows, and construction of a second story
addition.
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BACKGROUND (continued):
On September 26, 2018, the applicant requested feedback from the Historic
Preservation Committee (Committee) on the proposed addition and remodel ahead of
submitting a formal Planning application. At the meeting, the Committee discussed the
matter and provided the following direction and feedback on the proposed design:
• The existing stucco siding is not original to the building and does not need to be
maintained on the existing building or duplicated on the new second story;
• Consider using wood siding to match the neighborhood;
• Add more architectural detail and character;
• Modify the window locations on the front façade to be symmetrical; and
• Consider returning to the Committee for further input prior to submitting a
formal Planning application.
In response to the Committee’s feedback, the applicant has submitted revised project
plans (Attachment 2) and an updated Project Description (Attachment 1). The owner
has chosen to replace the existing, non-original stucco siding on the first floor and use a
mixture of stucco and horizontal wood siding on the second floor. The second-story roof
forms have been modified, reducing the proposed building height by nearly three feet.
Wood detailing, such as corbels and trim, has been added to increase the architectural
character, and the front windows have been adjusted to create a more symmetrical
front facade.
Town Code Section 29.10.020 defines demolition of historic structures as removal,
enclosure, or alteration of more than twenty-five percent of the wall(s) facing a public
street, or fifty percent of all exterior or walls:
Demolition (historic structures) means:
(1) Removal of more than twenty-five (25) percent of the wall(s) facing a public
street(s) (or a street facing elevation if the parcel is a corridor lot or is
landlocked) or fifty (50) percent of all exterior walls; or
(2) Enclosure or alteration (ie: new window and or window relocation) of more than
twenty-five (25) percent of the walls facing a public street (or a street facing
elevation if the parcel is a corridor lot or is landlocked) or fifty (50) percent of
the exterior walls so that they no longer function as exterior walls; or
All remaining exterior walls must be contiguous and must retain the existing exterior
wall covering. No new exterior wall covering shall be permitted over the existing
exterior wall covering. The following are exempt from this definition:
a. Replacement. The exterior wall covering may be removed if the covering is not
original to the structure.
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b. Repair. The removal and replacement of in kind non-repairable exterior wall
covering resulting in no change to its exterior appearance or historic character if
approved by the deciding body.
c. Removal. The removal of an addition(s) that is not part of the original structure
and which has no historic significance, as determined by the Historic
Preservation Committee. Demolition shall be determined by subsections (1) and
(2) above for the original structure, where walls enclosed by additions shall be
considered as exterior walls.
The project does not propose enclosure or alteration (ie: new window and or window
relocation) of more than twenty-five (25) percent of the walls facing the public street.
Modification to the exterior wall covering is exempt and may be removed since it is not
original to the structure.
DISCUSSION:
A. Considerations Required with Recommendation
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. 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.
Attachments:
1. Request (two pages)
2. Development Plans (nine sheets)
Distribution:
Cc: Brett Brenkwitz, PO Box 597, Aptos, CA 95001
This Page
Intentionally
Left Blank
ATTACHMENT 1
FRANKS & BRENKWITZ, LLP
ARCHITECTURE + PLANNING + HISTORICAL
PO Box 597, Aptos, CA 95001-0597
Phone (831) 662-8800
LETTER OF TRANSMITTAL
Date: 11-6-18
To: Town of Los Gatos, Community Development Dept.
Attention: Ryan M. Safty, Associate Planner
Job: 221 Almendra Ave.
We transmit: Project Update for HPC "Other Business" consideration.
RECEIVED
NOV O 7 2018
'\·"Ji'J OF LOS GATOS
1_,:,r..JNING DIVISION
Note: Ryan: the following is a project update for the proposed remodel/ addition
at 221 Almendra Ave.:
On September 26th we met with the Historic Preservation Commission to
discuss the proposed project and solicit feedback on the design. The HPC
discussed the project with us and we came away with the following
comments:
-Project should explore other exterior materials besides exclusively exterior
plaster (stucco), as it was determined by us that the stucco was not
historically the original exterior fabric. Planning staff concurred that the
project did not have to retain or replace the stucco as the exterior material
due to it being non-original. We originally utilized stucco everywhere as we
were under the impression that we needed to stick with that material due the
historical nature of the existing house. After the HPC meeting, we felt like we
were freer to explore using different materials, although the owner wanted to
retain some stucco on the outside.
Sincerely,
-Project should be encouraged to utilize a diversify of exterior materials
such as wood siding and shingles as well as their arrangements based on
the Town's Residential Design Guidelines.
Based on the above feedback, we have revised the design of the project by
incorporating wood siding, stucco, and stone as well as some wood
detailing like corbels and trim. As a result, we feel that the house is now
more architecturally interesting, more human scale, and more compatible
with the existing neighborhood.
The project we are now proposing involves adding a partial 712 SF upper
floor addition which will be set back some 50' from the front property line to
allow the front of the house's architectural character to remain. The lower
floor will increase by 27 SF and be remodeled. Two new bay windows are
proposed for the north fa~ade and will replace non-character defining metal
frame windows that were added sometime in the 1940's or 1950's. It is the
intent of the bay window addition to more closely resemble the architectural
character of the surrounding neighborhood and eliminate the commercial
character of the house (it was converted to a medical office some time ago).
The work to the fa~ade will involve altering less than 25% of the wall area
and therefore not constitute a technical demolition. The existing covered
porch to the West will be removed. Building height will be limited to less
than 28', and roof forms will be a mixture of hip and gable, again echoing
those found on the street.
The Site Plan depicts a future Phase 2 project involving a new garage and
ADU above to be located in the rear corner, somewhat hidden behind the
main house. This project will require a separate application and is only
shown for your information.
We would like to meet with the HPC one more time for feedback on the new
revised design before we submit an official Minor Residential application to
the Community Development Department.
Please let me know if there are questions about the project.
Brett Brenkwitz, Architect C 25,131
ATTACHMENT 2