Item 5 - 35 Palm Avenue
PREPARED BY: AZHAR KHAN
Assistant 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: 5
DATE: DECEMBER 5, 2018 TO: HISTORIC PRESERVATION COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: PROJECT LOCATION: 35 PALM AVENUE. PROPERTY OWNERS: GARY & JANICE VALENZUELA. REQUESTING PRELIMINARY REVIEW OF A PROPOSAL FOR EXTERIOR ALTERATIONS TO A PRE-1941 HOME ON PROPERTY ZONED R-1:8. APN 510-41-021.
RECOMMENDATION:
Review the project and provide preliminary review regarding the proposed exterior alterations.
BACKGROUND:
A. Property Details
1. Date original primary structure was built: c. 1895
2. Town of Los Gatos Preliminary Historic Status Code: C – Contributor to Town’s
historic feeling but has had some alterations
3. Does property have an LHP Overlay? No
4. Is structure in a historic district? No
5. If yes, is it a contributor? N/A
6. Findings required? No
7. Considerations required? Yes
B. Comments
The 1989 Anne Bloomfield survey identified this Queen Anne style residence as being
constructed in the 1890s. The applicant is proposing addition work and exterior
modifications to the existing building including; construction of a rear addition to the first
story, removal of the rear bay window, and replacement of most of the windows. The
PAGE 2 OF 2 SUBJECT: 35 PALM AVENUE DECEMBER 5, 2018
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9:30 AM
BACKGROUND (continued):
applicant’s Project Description (Attachment 1) states that the windows proposed for
replacement are not original to the home.
The applicant has submitted a Project Description (Attachment 1); Project Research
(Attachment 2); Development Plans (Attachment 3); and Photographs of Residence and
Surrounding Neighborhood (Attachment 4); for the Committee’s consideration.
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:
For pre-1941 structures, the proposed work will neither adversely affect the exterior
architectural characteristic or other features of the property which is the subject of the
application.
Attachments:
1. Project Description (one page)
2. Project Research (four pages)
3. Development Plans (ten pages)
4. Photographs of Residence and Surrounding Neighborhood (14 pages)
5. Anne Bloomfield Survey Form (one page)
Distribution:
Cc: Gary & Janice Valenzuela, 15244 Montalvo Heights Court, Saratoga CA, 95070
Bess Wiersema, 638 University Avenue, Los Gatos CA, 95032
ATTACHMENT 1
Transmittal
November l, 2018
To: Ms . Maria Lopez-Chavarin
Planning Technician
Town of Los Gatos
From: Ms . Bess Wiersema
Studio Three Design
Re: 35 Palm Avenue
•
Initial review to determine HCP review.
Items:
• RECEIVED
NOV O 1 2018
1 OWN OF LOS GATOS
_______ __._; .,\Nt':JING DIVISION
1. Historical Findings+ Permit History, 4 sheets (8.5 x 11). Based on our research, the
windows are not original, replaced in 1990. We would like to keep the home on the
historical inventory. The 356 SF addition is in the rear (first floor only), and we would be
replacing most of the windows (that are not original).
STUD I 0 TH REE ~.!=.~., .. ~OR~
This Page
Intentionally
Left Blank
• •
November 1, 2018
Project Address: 35 Palm Avenue, Los Gatos, CA 95030
Initial on-line finding for 35 Palm Ave:
Per the Los Gatos Library website, www.historylosgatos.org the following information was obtained:
Under Los Gatos Local History Research Collection, a listing for a Historic Home Tour was found (see
enclosed copy).
Under Historical House Map, 35 Palm is listed , but not as a Bell ringer home.
Historic District:
Pre 1941:
Bell ringer:
Remodeled:
Original Windows:
Permit History:
No.
Yes, built 1895 (town records), built 1892 (per historic home listing).
Is shown on the map as The Laura and Edward Harlow House
No.
Yes, sustained significant damage during the 1989 earthquake. Per the historic
home listing the house came off its foundation during the earthquake,
fracturing the plaster and much of the wood and breaking all the windows.
No, all windows were broken during the 1989 earthquake and were replaced.
10.26.1989 -Red Tag Notice
01.03.1990 -Bldg Permit #18393, Addition and repair earthquake damage
01.18.1990-Bldg Permit #18504, Demolish porch at rear of house and prepare
for new foundation
There are plans by E. Gary Schleh Architects. Sheet O shows what looks like title
24 for new windows. No permit number is on the plans, yet the dates on the
plans are 01.02.1990 and 01.10.1990. May be associated with one of the two
permits listed above.
ATTACHMENT 2
1-lor Historical House Map
-------------I -----------
~ The Laura and Edwin Harlow Ho... ~
The Laura and Edwin Harlow House 9
35 Palm Avenue, Los Gatos, CA 9
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Homes Map
Search I Search I Advanced Search
Home Historic Homes Tour Programs 1997 • 2008 , Historic Homes Tour -35 Palm Avenue
P, i.c. r, • I 1
Historic Homes Tour -35 Palm Avenue
View Description
i Description
'-------
Title
Subject
Description
Creator
Publisher
Date
Type
Format
Identifier
Language
Historic Homes Tour -35 Palm Avenue
Pamphlets Programs Residences
The Laura and Edward Harlow House· 2009 HHT2009006
Historic Homes Committee
Los Gatos Musellm Association
2009
Text
25.29 x 19.43 cm
HHT2009006
eng
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1 of 1
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35 Palm Avenue
The Laura and Edward Harlow House
This two-story Queen Anne-style Victorian was built for Edward and
Alice Harlow in 1892. It features a partial fac;:ade front porch with double
columns, that wraps to the right, bay windows on two stories, a steeply-
pitched hip roof with boxed eave overhang and a second and third story
tower with patterned shingles.
Edward and Laura Harlow, natives of Massachusetts, were born in 1832
and 1835, respectively. They lived in New England for most of their lives,
perhaps moving to California to retire. He was 60 when they built this
house. He described himself as a builder in 1896 and a farmer in 1900.
Their initial address was Santa Clara Avenue, renamed Palm by 1904.
The next known owners were Desmond and Mabel Jenkins who bought
the property in 1923 or 4. He was born in San Francisco in 1883 but moved .
to Canada with his mother after his father's early death. He graduated
from Boston Law College in 1905, and because of ill health moved to Los
Gatos for its healthful climate. He served as the Los Gatos Town Attorney
for almost 30 years and established a law firm in San Jose in 1913. He was a
member of the Los Gatos Bar, Los Gatos Rotary and the Los Gatos Masonic
Lodge. Mabel Gross Jenkins was born in South Dakota in 1887. After her
husband's death in 1943 she rented out the apartment over the carriage
house, went to work as a clerk, then managed Hagen's, a woman's clothing
store on Santa Cruz Avenue, and finally opened her own store, Jenkin's
Dresses. She worked well into her 70s. She died in 1989 at age 91, having
lived in the house for 65 years.
The Michael Schradle family purchased from the Jenkins estate three
weeks before the 1989 earthquake. The house came off its foundations
during the quake, fracturing the plaster and-much of the wood and
breaking al of the windows. The Schradles jacked up the house to install
a new foundation, then added approximately 1,000 square feet in the rear.
The onLy original architecture remaining are the banister, the elaborate door
transoms, a pocket door, multi--pained door and the dining room fireplace.
The addition included a new family room and kitchen with a master suite
above. Upstairs they turned four small bedrooms and a bath into three
bedrooms and a bath; the original bath is now the hall to the master suite.
They replaced the floors with hardwood floors, all the moldings and
siding, and rounded the initially rectangular porch. The current house is
approximately 3,300 square feet.
The current owners, Gary & Janice Valenzuela, purchased in March
2008 and l;i.ave redecorated, painted, added moldings and wainscoting, and
expanded the carriage house. Tom and Susan Moore moved in this March
and have furnished it in keeping with its style. Note the flagstone patio in
the back and wisteria growing on the trellis over the patio.
a2s2 CHERRY AVENUE, WILLOW GLEN
. .,
ATTACHMENT 3STREET SCAPE @ (') ® @ < ~ (Z) I]) < ® (D ® PENNSHViliNlili AVE @) KEY TO HOME LOCATIONS Q r I (6b). 55 HERNANDEZ AVE. (7)-18 PALM AVE. PROJECT DATA PROJECT ADDRESS: A.P.N.: 35 PALM AVENUE 510-41..021 LOT AREA (Ff:IOM PARCEL M-.f>) ZONING= YEAR BUILT= 12,750 SF R-1:8 1895 NO NO (PRE-1941) FLOOD ZONE= HISTORIC DISTRICT= OCCUPANCY= CONSTRUCTION TYPE= REQUIRED PARKING: R3/U (SINGLE FAMILY DWELLING/ UTILITY) V-8 2 OFF STREET SPACES SETBACKS FRONT: SIDE: REAR: STREET: BUILDING HEIGHT HOUSE: ALLOWED 2-5-.--8' 20' 15' ALLOWED 30' (MAX.) EXISTING PROPOSED ±29.5' (AVERAGE) NO CHANGE FLOOR AREA RATIO (FAR] CALCULATION Where A• 12,750/1000 OR 12.7 Properties with ADA units are allowed an additional 10% in FAR standards, excluding garages. The allowable FAR formula will increase from (.35) to (.45). Max. Allowed ADU• 1,200 SF HOUSE .35 -[(&.£1 x .20] = .35 -[(12.7 -5) x .20] • .35 -.062 • .288 or 25 25 .288 X 12,750 = 3,672 SF ADU .45 -[(&.£1 x .20] = .45 -[(12.7 -5) x .20] = .45 -.062 = .388 or 25 25 .38B X 12.750 = 4,947 SF -3,672 SF= 1,275 SF or 1,200 SF GARAGE .10 -[(&.£1 x .07] = .10 -(12.7 -5) x .07] = 10 -.021 or 25 25 0.021 X 12,750 = 998 SF FLOOR AREA RATIO ALLOWED HABITABLE HOUSE 3,672 SF (E) FIRST FLOOR FIRST FLOOR ADDITION (El SECOND FLOOR TOTAL 3,672 SF ACCESSORY STRUCTURE ALLOWED GARAGE 998 SF ADU ALLOWED ADU a/GARAGE 1,200 SF REMODEL AREA = 1, 142 SF BUILDING COVERAGE ALLOWED (40%MAX=0.40X12,750) = 5,100SF FIRST FLOOR: FIRST FLOOR ADDITION: GARAGE: COVERED PORCH: TOTAL 5,100 SF LOT COVERAGE FIRST FLOOR: FIRST FLOOR ADDITION: GARAGE: FRONT PORCH: DRIVEWAY CONCRETE WALKWAY TOTAL (BJ -8 PALM AVE. EXISTING PROPOSED 1,733 SF 1,733 SF 356SF 1,422 SF 1,422 SF 3,155 SF 3,511 SF EXISTING 537 SF (NO CHANGE) EXISTING 406 SF (NO CHANGE) EXISTING PROPOSED 1,733 SF 1,733 SF 356SF 537SF 537SF 316SF 316SF 2,586 SF 12oo;1 2,942 SF 1""1 EXISTING PROPOSED 1,733 SF 1,733 SF 356 SF 537SF 537SF 316 SF 366SF 1,800 SF 1,800 SF 200SF 200SF 4,586 SF 136%1 4,992 SF 139%1 INDEX A 1.1 Cover Sheet A 1.2 Exisling Sile Plan A1.3 Proposed Sile Plan A2.1 Existing/Demo + Proposed First Floor Plans A2.2 Exisling/Demo + Proposed Second Floor Plans A2.3 Existing + Proposed Roof Plan A3.1 Existing +Proposed Exterior Elevations A3.2 Existing +Proposed Exterior Elevations A3.3 Existing +Proposed Exterior Elevations A3.4 Existing ..Proposed Exterior Ele\lations PROJECT DESCRIPTION PROJECT INFO. Owner: Gary + Janice Valenzuela 35 Palm Avenue Los Gates, Calfornia 95030 Designer: Sludio 3 Design Contact: Bess Wiersema bess@studio-lhree.com 638 University Avenue Los Gatos, California 95032 ph: (408) 292-3252 fax: (253) 399-1125 This project is for a 356 SF first floor, rear addition ID an existing (3,155 SF) lwo-story, single family residence. Most of lhe existing windows wil be replaced wilh new ID have matching/similar mullion patterns. The e,isting (822 SF) lwo-story, detached, ADU/2nd Dwelling Unit is to remain (no work). This has recently been assigned an address: 40 Palm Ave. PARCEL MAP VICINITY MAP ~-/ ,: !:ITU DI CJ THREE OE:5"10N INTERIORS REMODELS + ADDITIONS NEW CONSTRUCTION 538 UNIVERSITY AVE LOS GATOS CALIFORNIA 95D32 T 408.292.3252 F 253.399. l l 25 RECEIVED 1 NOV 1 9 2018 TOWN OF LOS GATOS PLANNING DIVISION VALENZUELA 35 PALM AVENUE LOS GATOS, CA 95030 A.P.N. 511).11.{121 28 AUGUST 2018 16 NOVEMBER 2108 HPC SUBMITIAL SCALE: NIA COVER SHEET Al • 1
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REMODELS +
ADDITIONS
NEW CONSTRUCTION
638 UNIVERSITY AVE
LOS GATOS
CALIFORNIA
95032
T 408.292.3252
~ 253.399. 1 1 25
VALENZUELA
35 PALM AVENUE
LOS GATOS,
CA95030
A.P.N. 510-41-021
28AUGUST 2018
16 NOVEMBER 2108
HPC SUBMITIAL
SC,J.E y,· • 1-0'
EXISTING• PROPOSED
EXTERIOR ELEVATIONS
A3 .2
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REMODELS +
ADDITIONS
NEW CONSTRUCTION
638 UNIVERSITY AVE
LOS GATOS
CALIFORNIA
95032
T 408.292.3252
F 253.399. 1 1 25
VALENZUELA
35 PALM AVENUE
LOS GATOS,
CA 95030
A.P.N. 510-41-021
28 AUGUST 2018
16 NOVEMBER 2106
HPC SUBMITI AL
SCAI.E Y.' • 1'-0'
EXISTING+ PROPOSED
EXTERIOR ELEVATIONS
A3.3
•
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EXISTING.PAINTED
INTERIORS
REMODELS +
ADDITIONS
NEW CONSTRUCTION
638 UNIVERSITY AVE
LOS GATOS
CALIFORNIA
95032
T 408.292.3252
F 253.399.1 1 25
VALENZUELA
35 PALM AVENUE
LOS GATOS,
CA 95030
A.P.N. 510-41-021
26 AUGUST 2016
16 NOVEMBER 2106
HPC SUBMITIAL
SCALE
EXISTING+ PROPOSED
EXTERIOR ELEVATIONS
A3 .4
cl/nn.£ ~loom{u:.ld
ARCHITECTURAL/CULTURAL SURVEY
LOS GATOS RESEARCH
File address 3 b -~ /#1
PARCEL MAP INFORMATION
.... -), ....
(4151922·1063
2229 WEBSTER STREET
SAN FRANCISCO. CA 941 15
Parcel # G"/ (9 -4 I -O :;l/ Lot size: '=?~ front ft. x f'!'t::> ft. deep
Lot shape: Rectangle.,,.L"'L __ Rectangle with small rear jog___ Other __________ _
Location: N S_ E w_L side of _? _________ St Ave·/ Other _____ _
distance to cross st: ~ ft. N S / E W from /.k..r n a--rd e "Z -------"------------'
at NE NW SE SW corner of ___________ _
HISTORIC INFORMATION ON PARCEL MAP
Old tract or subdivision name& {e.,i. ri?.J-r , ~-rt-0ld Block # ~
-)
Old lot# J; -------
FIELD SURVEY INFORMATION (handwritten in red)
rating /? Estimated age :/.:g<z_ tJs Style Q u ~ A-VJ JAL. Preliminary # stories_
Alterations__.;..~_YV?_o,;}-'-....:.&_'/ ___ (...)::;.-:~;..,·=tl--=e.--~_....:.c:/2~-n'-=.$;;...~.:....;._.;..;::;_;_...:.....::;'iP_-"'1~-----------------~
Other ------------------------------------------
COUNTY ASSESSOR-PROPERTY CHARACTERISTICS {paste on copy) Page __ EFFective date ___ _
OWNERSHIP SHOWN ON MAPS
Source
Name
I
Source
Date
11891
-Bl_k_B-oo-k-, 1908
_Su_r_v_e.._y --11941
--1-
MISCELLANEOUS
Source
Page
Location of property, or
Old :tract/block/lot
National Register listed date _________ _
County Inventory 1979 _______________ _
Town of Los Gatos: Designation~-Recognition ___
District Name -----------------
Previous Survey
/1 I L?_ J Contributor
~{t,,r,:;, ,'(fl ~ District Non-c.ontrib-
Earliest k own -
Owner.£ Residenr,&_: £, ./1'tr/<2µ,C
Context: .
Lot Owner
Size Name
!
I
PHOTOS: Roll/frame #t?~"Zis s Date g-,t;;,2; !1t>
I
ATTACHMENT 5
This Page
Intentionally
Left Blank