Item 3 - Staff Report and Attachments 1-5
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: 06/24/2020
ITEM NO: 3
DATE: June 17, 2020
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request to Remove a Pre-1941 Property from the Historic
Resources Inventory on Property Zoned R-1:8 Located at 515 Bachman
Avenue. APN 515-15-011. Property Owners: Alex Kang and Jennifer Liu.
Applicant: Bess Wiersema, AIA. Project Planner: Sean Mullin.
RECOMMENDATION:
Consider a request to remove a pre-1941 property from the Historic Resources Inventory for
property zoned R-1:8 located at 515 Bachman Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1917 per County Assessor’s Database
2. Town of Los Gatos Historic Status Code: N/A
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? Yes
7. Considerations required? No
DISCUSSION:
The applicant is requesting approval to remove the pre-1941 residence from the Historic
Resources Inventory and has provided a Letter of Justification, Historic Evaluation and
Assessment, and Neighborhood Analysis (Attachments 1 through 3). Additional attachments
include a Sanborn Map Exhibit and Plans of the existing residence (Attachments 4 and 5). The
applicant requests that the residence be removed from the Historic Resources Inventory due to
its lack of historic significance and loss of integrity resulting from numerous alterations to the
residence.
PAGE 2 OF 2
SUBJECT: 515 Bachman Avenue
DATE: June 17, 2020
N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2020\06-24-20\Item 3 - 515 Bachman Avenue\Staff Report.docx
CONCLUSION:
The applicant’s Letter of Justification (Attachment 1) outlines reasons for the request to remove
the structure from the Historic Resources Inventory, including lack of historic significance and
loss of integrity resulting from numerous alterations to the residence.
Should the Committee find that the structure does not have sufficient historic significance or
architectural merit, the structure would be removed from the Historic Resources Inventory and
any proposed work would not return to the Committee.
A. Findings - related to a request for a determination that a pre-1941 primary structure has no
historic significance or architectural merit.
In evaluating a request for a determination of historic significance or architectural merit,
the Historic Preservation Committee shall consider the following:
1. The structure is not associated with events that have made a significant contribution
to the Town;
2. No Significant persons are associated with the site;
3. There are no distinctive characteristics of type, period or method of construction or
representation of work of a master;
4. The structure does not yield information to Town history; or
5. The integrity has been compromised such that the structure no longer has the
potential to convey significance.
ATTACHMENTS:
1. Letter of Justification
2. Historic Evaluation and Assessment
3. Neighborhood Analysis
4. Sanborn Map Exhibit
5. Plans
ATTACHMENT 1
This Page
Intentionally
Left Blank
638 University Avenue
Los Gatos. California . 95032
t 408.292.3252 f 253.399.1125 515 bachman ave.
1: It is our belief that the siding on the main house is not original or historic.
Notice the thin siding on the garage, which appears not to have been updated
during previous home renovations.
2: we do not have record of remodels to the kitchen or bathroom, but they are
not original. Above, the kitchen window is not historic. (only 6 of the homes
windows are single pane, true divided lights – all others have been altered)
*KEYS TO SHEET a2.1
ATTACHMENT 2
638 University Avenue
Los Gatos. California . 95032
t 408.292.3252 f 253.399.1125 515 bachman ave.
3: deck has been altered. Trellis structure (plastic) not on permit drawings.
(notice odd gutter configuration) No original windows on this elevation.
4: this window does not match latest permit drawings (2012) & Is not original to
the home.
ATTACHMENT 3
1928
515 Bachman Avenue
ATTACHMENT 4
1944
515 Bachman Avenue
1956
515 Bachman Avenue
This Page
Intentionally
Left Blank
NORTH
(E) GARAGE
(E) SINGLE-STORY
SINGLE FAMILY
RESIDENCE
8'-0"
10'-10"20'-0"(E) SHED
(E) ALUMINUM GARAGE
ADDITION
(E)REDWOOD DESK W/
TRELLIS STRUCTURE
(E) MULTI-LEVEL
DESK + SLABS
30'-8"17'-9"
COVER SHEET
A1.1
SCALE: AS NOTED
INDEX
PROJECT DESCRIPTION
Owner:
Kang
PROJECT INFO.
PROJECT ADDRESS:515 BACHMAN. LOS GATOS, CA 95030
A.P.N. : 510-15-011
LOT AREA (FROM PARCEL MAP)SF
ZONING =R1D
OCCUPANCY= R3 / U
CONSTRUCTION TYPE= V-B
REQUIRED PARKING=2
SETBACKS ALLOWED
FRONT:15'-0"
SIDE:8'-0"
REAR:20'-0"
BUILDING HEIGHT ALLOWED EXISTING
MAIN RESIDENCE:30'- 0"(MAX) 13'-0"
ADU:15'-0" (MAX) -
FLOOR AREA RATIO (FAR) CALCULATION Where A = 7,500 / 1000 OR 7.5
HOUSE = .35 - [(A - 5) x .20] = .35 - (7.5 - 5) x .20] = .33 or
25 25
.33 X 7,500 = 2,475
GARAGE = .10 - [(A - 5) x .07] = .10 - (7.5 - 5) x .07] = 0.093 or
25 25
= 0.093 X 7,500 = 697.5
ADU = .45 - [(A - 5) x .20] = .45 - (7.5 - 5) x .20] = .43 or
25 25
= .43 X 7,500 = 3,225 SF - 2,475 SF = 750
SQUARE FOOTAGE ALLOWED EXISTING
HABITABLE HOUSE 2,475 SF 1772.1 SF
DETACHED GARAGE 697.5 SF 300 SF
ADU 750 SF N/A
BUILDING COVERAGE
HABITABLE HOUSE SF
ATTACHED GARAGE SF
FRONT PORCH SF
BREEZEWAY SF
LANAI SF
TOTAL SF
Designer:
Studio 3 Design
Contact: Bess Wiersema
bess@studio-three.com
638 University Ave.
Los Gatos, California 95032
ph: (408) 292-3252
fax: (253) 399-1125
PARCEL MAP
A1.1 Cover Sheet
A2.1 Existing Floor Plan + Existing Roof Plan
A3.1 Existing Exterior Elevations
PROJECT DATA
CODES USED
STREETSCAPE PHOTOS
509 BACHMAN
The following codes are currently in effect:
2019 California Building Code
2019 California Residential Code
2019 California Electrical Code
2019 California Mechanical Code
2019 California Plumbing Code
2019 California Energy Code
2019 California Fire Code
2019 California Existing Building Code
2018 International Existing Building Code
2019 California Green Building Standards Code
SCALE: 1/8" = 1'
INTERIORS
REMODELS +
ADDITIONS
NEW CONSTRUCTION
638 UNIVERSITY AVE.
LOS GATOS
CALIFORNIA
95032
t 408.292.3252
f 253.399.1125
STUDIO THREE DESIGN
A.P.N. 510-15-011
KANG
515 BACHMAN
LOS GATOS
CALIFORNIA
95030
JUNE 06, 2020
LOCATION MAP
EXISTING SITE PLAN
521 BACHMAN239 BELMONT 515 BACHMAN ATTACHMENT 5
BEDROOM #1 BATH #1
DRESSING
LIVING ROOMDINING ROOM
KITCHEN
FAMILY ROOM
BREAKFAST NOOK
UTILITY/
WASH &
DRY
BEDROOM #3
BATH #2
BEDROOM #2
POOL/GAME ROOM
DECK
CLOSET
CLOSET
FIREPLACE
CLOSET
BEDROOM #1 BATH #1
DRESSING
LIVING ROOMDINING ROOM
KITCHEN
FAMILY ROOM
BREAKFAST NOOK
UTILITY/
WASH &
DRY
BEDROOM #3
BATH #2
BEDROOM #2
POOL/GAME ROOM
DECK
CLOSET
CLOSET
FIREPLACE
CLOSET
BATHROOM ADDITION:
FEB. 2012
PERMIT #:B12-0080
POOL ROOM ADDITION
AUG. 2012
PERMIT #: B12-0533
FAMILY ROOM ADDITION
SEPT. 1995
PERMIT #: B95-000783
(INCLUDED REMODEL/ NEW LAYOUT OF
KITCHEN)
ORIGINAL HOUSE
NOT ORIGINAL
PERMIT # / DATE OF
REMODEL UNKNOWN
NOT ORIGINAL
PERMIT # / DATE OF
REMODEL UNKNOWN
1
2
3
4
EXISTING FLOOR PLAN +
EXISTING ROOF PLAN
A2.1
SCALE:1/4" = 1'-0"
INTERIORS
REMODELS +
ADDITIONS
NEW CONSTRUCTION
638 UNIVERSITY AVE.
LOS GATOS
CALIFORNIA
95032
t 408.292.3252
f 253.399.1125
STUDIO THREE DESIGN
A.P.N. 510-15-011
KANG
515 BACHMAN
LOS GATOS
CALIFORNIA
95030
JUNE 06, 2020
ADDITION & REMODEL DIAGRAM FLOOR PLAN & ROOF PLAN OVERLAY
4SLOPE
12
8'-0"
PLATE A.F.F
6'-8"
HEAD HT. A.F.F
+/-2'-9" ABV. GRADE
F.F.6'-8"8'-0"2'-9"+/-13'-10"BATHROOM ADDITION:
FEB. 2012
PERMIT #:B12-0080
8'-0"
PLATE A.F.F
6'-8"
HEAD HT. A.F.F
+/-2'-9" ABV. GRADE
F.F.6'-8"8'-0"2'-9"+/-13'-10"FAMILY ROOM ADDITION
SEPT. 1995
PERMIT #: B95-000783
(INCLUDED REMODEL/ NEW LAYOUT OF
KITCHEN)
POOL ROOM ADDITION
AUG. 2012
PERMIT #: B12-0533
NOT ORIGINAL
PERMIT # / DATE OF
REMODEL UNKNOWN
4SLOPE
12
8'-0"
PLATE A.F.F
6'-8"
HEAD HT. A.F.F
F.F.6'-8"8'-0"POOL ROOM ADDITION
AUG. 2012
PERMIT #: B12-0533BATHROOM ADDITION:
FEB. 2012
PERMIT #:B12-0080
NOT ORIGINAL
PERMIT # / DATE OF
REMODEL UNKNOWN
4SLOPE
12
FAMILY ROOM ADDITION
SEPT. 1995
PERMIT #: B95-000783
(INCLUDED REMODEL/ NEW LAYOUT OF
KITCHEN)
POOL ROOM ADDITION
AUG. 2012
PERMIT #: B12-0533
SCALE:1 4" = 1'-0"
A3.1
EXISTING EXTERIOR
ELEVATIONS
INTERIORS
REMODELS +
ADDITIONS
NEW CONSTRUCTION
638 UNIVERSITY AVE.
LOS GATOS
CALIFORNIA
95032
t 408.292.3252
f 253.399.1125
STUDIO THREE DESIGN
A.P.N. 510-15-011
KANG
515 BACHMAN
LOS GATOS
CALIFORNIA
95030
JUNE 06, 2020
NORTH ELEVATION WEST ELEVATION
SOUTH ELEVATION EAST ELEVATION