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Item 2 - Staff Report and Attachments 1 - 2
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: 2/27/2019 ITEM NO: 2
DATE: FEBRUARY 21, 2019 TO: HISTORIC PRESERVATION COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: MINOR RESIDENTIAL DEVELOPMENT APPLICATION MR-19-003. PROJECT LOCATION: 221 ALMENDRA AVENUE. PROPERTY OWNER: DEVCON CONSTRUCTION INC. APPLICANT: BRETT BRENKWITZ. REQUESTING APPROVAL FOR CONSTRUCTION OF A NEW SECOND STORY ADDITION TO A SINGLE-FAMILY RESIDENCE ON PROPERTY ZONED R-1D:LHP. APN 510-14-044.
RECOMMENDATION:
Consider the proposed project and provide a recommendation to the Community Development
Director on the request for approval.
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
On September 26, 2018, the applicant requested feedback from the Historic
Preservation Committee (Committee) on the proposed addition to the non-contributing
structure in the Almond Grove Historic District ahead of submitting a formal Planning
application.
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BACKGROUND (continued):
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 submitted revised plans
showing that the existing, non-original stucco siding on the first floor will be replaced
and a mixture of stucco and horizontal wood siding will be used on the second floor. The
second-story roof forms were also modified, which reduced the proposed building
height by almost three feet. In addition, wood detailing, such as corbels and trim, were
added to increase the architectural character, and the front windows were adjusted to
create a more symmetrical front facade.
On December 13, 2018, the applicant returned to the Committee for review of the
revised plans. At the meeting, the Committee reviewed the plan revisions and
expressed preliminary support of the design, with the added direction to soften the
non-conforming wall on the east elevation by attaching a trellis or adding landscaping.
On February 7, 2019, the applicant submitted a Minor Residential Development
application (MR-19-003) with development plans (Attachment 2) and an updated
project description (Attachment 1) for the proposed new second story. The plans are
substantially the same as what was reviewed by the Committee on December 13, 2018,
with the addition of a redwood trellis and evergreen vines to the existing
nonconforming wall on the east elevation per the direction of the Committee. Now that
a Minor Residential Development application has been submitted, the project must be
reviewed by the Committee for design review recommendation to the Community
Development Director.
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 walls:
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BACKGROUND (continued):
Sec. 29.10.020. Definitions.
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.
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 removal, enclosure, or alteration (ie: new window and or
window relocation) of more than twenty-five (25) percent of the walls facing the
public street, or more than fifty (50) percent of all exterior walls. Replacement of the
exterior wall covering is exempt from this definition and may be removed because the
Committee determined that it is not original to the single-family residence.
The applicant is seeking a recommendation from the Committee regarding whether the
proposal will adversely affect the exterior architectural characteristics and other
features of the property or affect the single-family residence’s relationship with the
surrounding historic district. Should the Committee find merit in the request, the
request could be approved by the Community Development Director, and the project
would not return to the Committee.
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DISCUSSION:
A. Considerations Required with Recommendation
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:
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. Project description (two pages)
2. Development plans (17 sheets)
Distribution:
Cc: Brett Brenkwitz, PO Box 597, Aptos, CA 95001
FRANKS & BRENKWITZ, LLP
ARCHITECTURE + PLANNING + HISTORICAL
PO Box 597, Aptos, CA 95001-0597
Phone (831) 662-8800
LETTER OF TRANSMITTAL
Date: 2-20-19
To: Town of Los Gatos, Community Development Dept.
Attention: Ryan M. Safty, Associate Planner
Job: 221 Almendra Ave.
We transmit: Project Update for HPC Meeting.
Note: Ryan: the following is a project update for the proposed remodel / addition
at 221 Almendra Ave.:
On September 26th and Dec. 13th 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 (it was shingles). Thus, we are
proposing to replace the existing stucco where it currently exists
everywhere but the front elevation with new stucco to match the existing. In
addition, because the front and rear of the existing building are not original
to the historic structure, the materials there at present are not original.
ATTACHMENT 1
-Project should be encouraged to diversify materials such as wood siding
and shingles and 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 a result, we feel that the
house is now more architecturally interesting and more compatible with the
existing neighborhood. The height of the project will not exceed that of the
neighboring house.
The project we are now proposing involves adding a partial 713 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 28 SF ( 2 SF if one does not include the bay windows)
and be remodeled. Two new bay windows are proposed for the north façade
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
façade 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 and a new more compatible one will be constructed.
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.
Please let me know if there are questions about the project.
Sincerely,
Brett Brenkwitz, Architect C 25,131
ATTACHMENT 2