Item 2 - Staff Report and Attachments
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: 07/22/2020
ITEM NO: 2
DATE: July 16, 2020
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Forward a recommendation to the Director on a request for approval for
construction of a second-story addition on a pre-1941 residence on property
zoned R-1:8. Located at 445 Los Gatos Boulevard. APN 529-20-006. Minor
Residential Development Application MR-20-005. Property Owner/Applicant:
Shahbaz Akhtar. Project Planner: Sean Mullin
RECOMMENDATION:
Forward a recommendation to the Director on a request for approval for construction of a
second-story addition on a pre-1941 residence on property zoned R-1:8 located at 445 Los
Gatos Boulevard.
PROPERTY DETAILS:
1. Date primary structure was built: 1905
2. Town of Los Gatos Preliminary Historic Status Code: None
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
BACKGROUND:
The Santa Clara County Assessor’s estimated construction date for the residence is 19 05. The
property owner is requesting approval for exterior modifications to the existing one-story folk
Victorian residence, which features a front facing gable and spindle work porch in front of a
pyramidal roof, including addition to the first story and a new second story addition.
Preliminary reviews of the proposal were conducted by the HPC on December 13, 2018, January
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SUBJECT: 445 LOS GATOS BOULEVARD/MR-20-005
DATE: JULY 16, 2020
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BACKGROUND (continued):
23, 2019, and February 27, 2019. During the last review, the HPC recommended that the
applicant return under a Minor Residential Development application and address the following:
• Ensure that new windows and trim match the existing windows and trim;
• Provide drawings with more details such as types of materials;
• Extend the roof ridge of the single-story portion to integrate into the second-story
addition; and
• Add a window to the street-facing elevation of the second-story addition to increase
symmetry.
A Minor Residential Development application was submitted on July 13, 2019 and is required
because the project proposes a new second story addition.
DISCUSSION:
The proposed project includes exterior modifications to the existing pre-1941 residence, single-
and two-story additions to the rear of the residence, and a new full basement. The front, south
side, portions of the north side walls, pyramidal roof of the existing residence would remain
with the additions being concentrated at the rear. In response to the HPC’s comments of
February 27, 2019, the applicant has provided revised plans with more detail on the proposed
materials, including the windows and trim. The roof ridge of the single-story portion of the
residence has been extended to meet and integrate into the second-story addition.
Additionally, a window has been added to the street-facing elevation of the new second-story
to increase symmetry. The addition at the rear of the residence would be two stories with a hip
roof and materials and fenestration rhythm to match the existing residence. A new balcony
supported by round columns would project from the rear of the residence and would include
detailing consistent with the existing front elevation of the residence.
Town Code Section 29.10.020 generally defines demolition of historic struct ures 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:
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 wind ow 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
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SUBJECT: 445 LOS GATOS BOULEVARD/MR-20-005
DATE: JULY 16, 2020
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DISCUSSION (continued):
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 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.
It appears that the proposed exterior modifications would not remove more than twenty -five
percent of the wall(s) facing a public street; however, it is unclear whether the modifications
would remove more than fifty (50) percent of all exterior walls , given the proposed changes to
the north side of the residence . Should the HPC find merit in the request, demolition findings
may be required, unless one of the above exemptions can be made.
CONCLUSION:
The applicant is requesting exterior modifications to the existing one-story pre-1941 single-
family residence, including a first-story addition and a new second-story addition. Should the
HPC find merit in the request, the project will continue through the Minor Residential
Development application process as required for projects that include a new second-story
addition. The project would not return to the HPC.
A. Considerations – related to the request for approval of exterior modifications to a residence
located in an Historic District.
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
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SUBJECT: 445 LOS GATOS BOULEVARD/MR-20-005
DATE: JULY 16, 2020
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CONCLUSION (continued):
architectural characteristic or other features of the property which is the subject of
the application.
ATTACHMENTS:
1. Letter of Justification
2. Photos
3. Development Plans
445 Los Gatos Blvd. Proposal
Sean Mullin
Town of Los Gatos
110 E. Main Street
Los Gatos, Ca.95030
Dear Sean,
I propose to add approximately 2,300 sq.ft of living space addition to the existing 860 sq.ft
residence at 445 Los Gatos Blvd.
The 2 bed / 1 bath home will become a 4 bed / 3 bath home of approximately 3,150 sq.ft.
We will maintain as much of the original structure as possible while adding on to the back of
the existing home.
The addition will duplicate the existing exterior materials including the look and style of the
windows, siding, roof line and covering and in every other aspect as possible.
Sincerely,
Shahbaz Akhtar
445 Los Gatos Blvd.
Los Gatos, Ca. 95032
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